What is your Management Fee?

Most management companies charge between 8-12% of gross monthly rents AND miscellaneous fees throughout your agreement. Our management price is a one fee guarantee based on two levels of service. For more details, please see "Services & Pricing" link on the site header.

How soon can Emerson begin managing my property?

We can start the process immediately. Contact us today so we can find out more about you and your property and see if we are the right property management company for your needs.

What type of Properties do you manage?

We manage single family homes up to four-plexes.

What types of Properties do you not manage?

We do not manage any properties that have more than four units, commercial properties or apartment complexes. We also do not manage any properties with conditions that will affect the health and safety of a tenant.

Are you licensed?

Yes, we are licensed Realtors as well as members of the National Association of Residential Property Managers (NARPM).

What are the tenant qualifications?

Thorough screening is crucial to successful Property Management. Emerson requires all applicants to fill out a detailed application and submit it for processing/approval. A credit check is NOT enough! Our company conducts a careful review of their credit, income, and tenant history. All applicants must submit verifiable information on their income to show they can support the property. Rental history or previous home ownership is carefully checked. Cross-referencing all three areas – credit, tenant history, and income provides the answers to qualify or disqualify prospective applicants.

How often am I notified about my property?

Our system is set up to notify our owners on many aspects of their property. Just to name a few:

Online Payment Confirmation

New Tenant Notification

Low on Funds

Owner Request History & Updates

Move-Out Notification

Not only is our system set up for notifications, Emerson truly believes in customer service. We believe customer service is keeping our owners and residents updated. Our motto is “our owners should know everything about the property, but not have to do anything”.

How do I contact my Property Management team?

All questions you have regarding your property should be directed to your property management team using the owner portal conversation thread. This thread is extremely important for communication. First, it timestamps the conversation and it is saved in the software. Second, it alerts all team members. Should an owner have an issue with response time, it allows the managers of the company to review the request with certainty. If you feel that you need to contact your property manager directly, you may call our main line at 832-802-0848.

Who holds the Security Deposit?

By law, the security deposit is not the owner’s money. It is a deposit on the property. Emerson holds the security deposit in our deposit trust account. If you are holding the security deposit on an existing property, it is necessary you send it to Emerson once we take over management.

You just leased my property, but I did not get any money?

The first month rent is the leasing charge that is split between the listing and buying broker. This is a standard commission in the industry.

What should I do if a tenant calls me?

Always be courteous, but kindly tell them that you have hired a professional management company to manage the property and they should contact the management company. If they state they have tried contacting the management company but no one will ever pick up the phone, understand that this can be a ploy to engage you. They feel that when they are talking to the owner, they can negotiate whether it is maintenance or rent payments. You hired us to manage your property and ultimately to create a firewall between you and the resident. Allow us to do our job for you.

What is the Maintenance process?

The resident can enter a maintenance request through the 24-hour resident portal, and for emergencies, call the 24-hour emergency line provided. Emerson will send a licensed and insured vendor for any work that requires a license. The vendor will contact the resident and coordinate a date/time to enter the premises. Emerson management will send updates regarding the work order to residents and owners through the online portal. Emerson staff takes before and after photos of all work completed.

How do you handle Maintenance Emergencies?

Our residents have a special phone line they can call for emergencies. Our property manager will determine if the call is truly an emergency. A partner vendor will be dispatched or one of our internal maintenance technicians will be dispatched ASAP. If the emergency is under $400 to fix, the property manager will approve the work. If the emergency work is more than $400 then, the property manager will contact you via phone, text and conversation portal. If the owner does not answer, the property manager determines if the issue can be patched up for a short time to relieve the issue. This will give us time to work with the owner and receive the funds to fix the emergency completely. If the issue cannot be patched, the property manager will make a decision based on numerous factors. Per the management agreement, Emerson does have the right to approve any maintenance emergency whatever the cost. However, we do everything we can to make sure you are part of the decision process.

How do I know you will not spend my money on large repairs without my approval?

Emerson does not spend any amount greater than $400. This is our contracted price and it is equal to the reserve amount we hold for your property. Our Vendors have been trained to contact Emerson for any issue that is going to cost more than $400. The property manager does not approve any work greater than $400 without written approval from the owner. Furthermore, the property manager will typically not approve the work until the owner deposits the money into the property account. Only during a maintenance emergency where the property manager cannot contact the owner will the property manager approve work greater than $400. To prevent the owner from incurring a service call, we always try to contact the owner while the vendor is at the property to complete the work.

Do you charge a service fee on maintenance?

We do not, with our one fee guarantee, the monthly management fee covers all vendor oversight.

Do you provide multiple bids?

We do not, but we will if requested. We have been working with many of our vendors for years and there is a trust that has been built up. We trust that our vendors are giving us competitive pricing and that they are evaluating the situation correctly. However, there are times when a second or even a third bid makes complete sense. Examples of this might be an AC system needs to be replaced or an underground pipe needs to be replaced.

I want to use my own vendors, can I?

We prefer that you use our vendors. If you want to use your own vendor we have specific guidelines.

You are the one who coordinates between your vendor and the resident.

We close the work order and we do not get or give updates on the work order.

We do not pay your vendor.

You can invite your vendor to join our vendor list if they are qualified and insured. However, we cannot promise that a specific vendor will be dispatched to your home for specific repairs. Our reputation, with both tenants and owners is largely determined by how well we handle maintenance. Our maintenance vendors are a big part of our team. They are insured, bonded, licensed and have gone through training and an approval process on how to work with Emerson. This ensures that work orders will be done quickly and to Emerson’s guidelines.

I want to handle the maintenance myself, can I?

No. We only use our qualified vendors. We are not able to use you for liability reasons to perform work on your home unless you are licensed.

How do you handle after hour calls?

Emerson has a 24-hour resident portal as well as a 24-hr emergency answering service that residents can contact. Our team will contact the resident to determine if the issue is an emergency or just a standard maintenance request.

My property has a pool. How do you handle maintenance?

We will only manage the property, the owner is responsible for all pool and spa maintenance. We have seen too many times where the resident does not care for the pool and it costs the owner too much money and stress. Emerson can find a pool company for the owner, but we would rather continue to use the company that is currently maintaining your pool.

Why do I need to change locks each time a new resident moves in?

This is done for safety and security of your property and the new resident. It is also a requirement of the Texas Property Code.

What happens if a tenant does not pay rent?

Rents are due on the 1st day of the month and late if not received via the Emerson Online Resident Portal by the 3rd of the month. Emerson recognizes that many things can happen where it concerns rent; employers can delay the tenant’s paycheck, there are real tenant emergencies, and more. Therefore, we make a serious effort to determine why the tenant is having a problem. If Emerson receives the rent prior to issuing owner funds, Emerson does not contact the owner unless the Emerson management team determines there is an ongoing rent issue. Emerson can and will accept credit card payments from tenants. If Emerson does not receive rent by the due date, Emerson prepares and delivers a timely notice to pay or quit, as state law allows. Emerson makes every effort to mail and post notices properly should legal action be required. If Emerson determines the tenant is not going to pay the rent during the notice to pay or quit period, or shortly thereafter, Emerson contacts the property owner and works out a plan of action.

What does an Eviction cost?

We are not real estate attorneys and therefore we use a local attorney specializing in evictions, which costs approximately $550. Emerson charges another $295 to process an eviction. This fee covers coordinating with attorneys and law enforcement, providing all necessary documentation and going to the property to meet the constable to obtain possession.

What tax documents do I need?

Emerson Property Management is not a licensed tax professional. Emerson will, however, provide you with a 1099 at the end of each year and access to all necessary information to provide to your accountant. Emerson recommends owners use the income statement and general ledger reports to provide their accountants.

Can Emerson help me purchase a property?

Absolutely! Emerson partners with different agents who have been trained by us on what makes a good investment. These agents will be more than happy to look for investment properties for you. Just call our main number at 832-802-0848.

Can Emerson help me sell my property?

Absolutely! Emerson started as a house buying company and morphed into property management to manage our own properties. Emerson can make you an offer with no realtor fees or closings costs and absolutely no obligation. If we can’t purchase your property we have numerous contacts with many investors looking for investment properties. Your property will be marketed to preferred buyer lists prior to even putting the property on the MLS, saving you time and money.