Managing your own rental property can seem like a great way to save money, especially when you factor in the cost of a property management company. But is self-management truly more cost-effective in the long run? The answer often depends on your time, resources, and level of experience. In this blog, we’ll break down the pros and cons of self-management versus hiring a property manager and explore some of the costs and considerations that might be overlooked.
The Value of Time
Self-managing means you’re on call for everything: marketing, showings, maintenance, rent collection, and more. While some landlords enjoy the control and personal touch this brings, it’s easy to underestimate the time involved in staying on top of every detail.
Let’s break it down: a landlord who handles rent collection, routine maintenance coordination, and communication with tenants may spend 5 to 10 hours per month managing one property. That doesn’t include emergencies, research to stay compliant with changing rental laws, or the mental bandwidth of being available 24/7. Property managers charge around 8% of monthly rent, which could be $120 per month on a $1,500 rental, but for many owners, that fee buys back their time and peace of mind.
Maintenance
Coordinating maintenance can feel straightforward if you live nearby and your property is newer or recently remodeled. In those cases, you may save money by handling repairs yourself or directly coordinating contractors. However, for older properties that need ongoing attention, or for owners who live out of town, maintenance quickly becomes a major pain point. While it’s possible to self-manage from a distance, we often see quality concerns with contractors who know no one is checking their work, which leads to costly call-backs, delays, and frustration. On the positive side, self-managing gives you full control and may keep costs lower if you have the time and skill to handle repairs yourself. The tradeoff is that many owners don’t want to be “on call” nights, weekends, and holidays, or use their vacation days to complete a turnover when a tenant moves out.
Hiring a property manager shifts these headaches off your plate. Professional managers already have vetted vendor networks, standardized processes, and the ability to monitor repairs for quality and cost control. The convenience does come with a management fee, but it also brings peace of mind, transparency, and efficiency. More importantly, it allows investors to scale their portfolio faster and focus on their careers or personal lives, knowing their property is being maintained and improved when needed. In short, self-management can work in certain circumstances, but for many owners, the value of time, reduced stress, and professional oversight far outweighs the savings of doing it themselves.
Turnovers and Vacancy
Preparing a unit between tenants can be time-consuming and labor-intensive. From cleaning and repairs to coordinating showings, processing applications, and finalizing lease paperwork, the process often takes longer than expected, especially when handled alone. While hiring contractors can lighten the load, it also means taking on the responsibility of finding reliable vendors, scheduling their work, and ensuring quality results.
On top of the turnover itself, vacancy can quickly eat into your bottom line. Every day a property sits empty represents lost income, and delays in getting it rent-ready only compound the impact. Professional property managers typically aim to complete turnovers in two weeks or less, keeping vacancy losses to a minimum. In contrast, self-managing landlords—particularly those balancing other commitments—may find it challenging to meet that same timeline, leading to longer periods without rental income.
With established vendor relationships, proven marketing strategies, and streamlined leasing processes, property managers can reduce downtime and keep your property generating income with less hassle on your end. The value of this depends on you. If you have the availability for the time commitment needed to adequately manage the turnover process and the resources for either doing the work or hiring and coordinating with a contractor, then self-managing this process may be more appealing to you.
Tenant Screening
Tenant screening is a crucial part of protecting your investment. A good tenant can mean consistent rent payments, less wear and tear, and fewer issues overall. Property managers typically use rigorous processes to verify income, check credit and rental history, and ensure applicants meet fair housing requirements.
Self-managing owners can also conduct screenings, but special care should be taken to avoid violating fair housing laws or accidentally overlooking best practices. Relying on intuition or inconsistent methods can lead to unreliable tenants, expensive turnover, or potential legal trouble. A professional screening process not only protects against risk but also sets the tone for a more successful tenancy from the start.
Legal and Compliance Risk
Evictions, lease violations, and disputes with tenants can become complicated quickly. Rental regulations are constantly evolving, especially at the state and local levels. Professional property managers are trained to navigate this legal landscape, ensuring that lease agreements, notices, and processes follow all required guidelines.
Self-managing landlords take on the full responsibility of understanding and applying these rules. A simple misstep, like improper notice before entering a property or failing to follow a required eviction timeline, could result in court fees, lost rent, or legal penalties. While legal help is always available, it comes at a cost, and reactive legal expenses can add up fast. It’s important for self-managing landlords to ensure they’re up-to-date on all relevant laws and statutes. In the eyes of the law, negligence or ignorance won’t be an excuse to violate important legislation.
Considering Both Approaches
Self-management has its advantages. It allows you to avoid monthly management fees and gives you complete control over how your property is maintained and who lives there. You also have the flexibility to quickly try new strategies, whether it’s adjusting rent or experimenting with marketing platforms.
On the flip side, self-management demands a significant time investment and 24/7 availability. There’s also a higher risk of legal issues if tenant screening, lease agreements, or eviction procedures aren’t handled properly. And without the efficiency of a professional team, turnover and vacancy periods may be longer, costing you more in the long run.
Hiring a property management company shifts many of these responsibilities off your plate. Professional leasing and marketing help reduce vacancy time, and established maintenance processes lead to quicker repairs and fewer delays. Property managers also bring experience with local rental laws, helping protect you from costly legal mistakes. Rent collection, tenant communication, and financial record keeping are streamlined.
Of course, these services come with a cost. Monthly management fees reduce your cash flow, and you’ll have less hands-on control of day-to-day decisions, which is something that might not appeal to more involved landlords.
What Works for You?
There’s no one-size-fits-all answer. Self-management may be ideal for local owners with experience and time to spare. It can be personally rewarding and financially efficient if done well. But for those balancing full-time jobs, family, or multiple properties, the support of a property management company can make a big difference.
Ultimately, understanding the full scope of responsibilities and the true cost of your time is key to making the best decision for your investment goals. By weighing both the advantages and trade-offs of each approach, you can choose the strategy that aligns best with your long-term success.
Ready to learn more about how we can save you time and money? Reach out to us today to set up a call with Chris Good. We can’t wait to become a part of your success!
Sergio joined United Properties in 2020. He is a graduate from Pickens Technical College as a Nurse Assistant and as a Small Animal Care Provider in 2010. In the past nine years, Sergio has had various jobs, all focused around customer service.
Eden joined United Properties in 2016. Eden graduated from Davenport University in 2015 with an Associate’s in Business Administration. She’s the Executive Assistant to the Owner of United Properties, with a focus on procedural documentation. She enjoys playing guitar, reading, and doing outdoor activities. Eden is trilingual and able to communicate in English, Spanish, and American Sign Language. 
David joined the United Properties team in 2019 as the Director of Client Relations and Business Development. In this capacity, he is responsible for leading all leasing, application underwriting, tenant relations, accounts receivable, process improvement, remote workers, and general office functionality (essentially anything outside of maintenance and service). David comes from a longstanding career at a Fortune 15 company primarily in a sales and customer service leadership role.
Matthew joined the United Properties in early 2020. He is a graduate of Lee University with a bachelor’s in Intercultural Studies and also a master’s in Discipleship and Christian Formation. Matthew serves as a project manager over the Rent Ready process. He has 20 years of construction experience and over 10 years of experience in leadership positions. He oversees a team of technicians and schedules outside vendors getting properties back to the United rent-ready standard so that they can be leased again.
Cristina joined United Properties as the Accounting and Billing Team Lead in October of 2020. She has experience as a technology professional, an English-Spanish translator, and has worked the past several years as the treasurer of her condominium.
Rick joined United Properties in 2020 as a Service Coordinator and then later transitioned to the Collections team, where his customer service shines. Rick has an extensive background in customer service and enjoys being able to resolve issues. He and his wife are raising their two kids and in his free time, Rick enjoys making his own homemade jerky.
Harriet joined United Properties as a Accounting & Billing Specialist in February of 2021. She has experience as a bookkeeper and a Property Manager for a Real Estate account. She was a working student during her college days. Harriet loves cleaning because she thinks it is therapeutic. She also loves watching series during her free time, and she’s a fur mom of one dog. Her inspiration to work every day is her family.
Diego has an extensive background in customer service and, most recently in Maintenance and
Paulina joined United in early 2021 as a Leasing Assistant. She has a background studying social work, with several years of experience in customer service. She speaks English and Spanish fluently and loves to learn. Paulina enjoys small road trips and cold, rainy weather. Her dog is her favorite thing in the world.
Jessica has a Bachelor’s Degree in Financial strategies and public accounting and is studying a masters in Blockchain and Fintech regulation. She has previous experience as a customer service representative. She speaks English and Spanish. She loves taking long walks with her three dogs, hiking and road tripping during the weekends.
Chris Good is new to the United Properties Team since June 2022 as a Business Development Manager. With years of experience in both the construction industry (Master Electrician) and the Real Estate industry (Broker), he will closely work with new and experienced investors to facilitate their real estate goals.
Melba Alvarez
Enrique Vergara (Henry)
Alyssa Conklin
Leo Lacson
Dhyana Aragon
Joksan Gomez
Soroya has been with United Properties since March 2025. Her problem-solving, time management, and communication skills help her shine when working collaboratively with tenants and prospects. She is currently pursuing a degree in Cyber Security at Davenport University. Thanks to her tech-savviness, she excels at navigating and troubleshooting common technology and software issues.
Marlon Joined United Properties in 2025 as a service coordinator. He arrived with solid experience in customer service, property management, and marketing. If you need assistance with either a new or a previous situation, he will be more than glad to help you. Depending on the season, he likes spending time outdoors, going hiking, or simply taking a stroll around town to see what’s new in the city.
Hector began his career in customer service in 2017, gaining valuable experience in client support and communication. In 2021, he transitioned into sales roles, where he developed a strong ability to drive results and build relationships. Since 2023, he has worked in maintenance, IT, and tech support, expanding his skills in troubleshooting, systems support, and hands-on problem-solving. His background combines over eight years of customer-facing roles with a growing expertise in technical support and operations.
Gar Allison joined United Properties as Director of Operations in August 2025. He brings a decade of experience, covering construction project management, supply chain, sales, marketing, and regulatory compliance. Before that, he spent five years as an Engines Sales Representative in Kansas City, MO, shortly after graduating from Davenport University in 2011 with a bachelor’s degree in business management.