Our Focus

At Rollingwood Management Inc., we believe property management should go far beyond collecting rent and paying bills—we’re here to protect and enhance your investment. As landlord advocates, we are committed to keeping your property well-maintained at minimal cost, while building long-term trust with you and your residents.

With more than 38 years of experience, we know how to secure top-market rental rates and place the most qualified residents in your home. Property management isn’t a sideline for us—it’s our sole focus. Unlike real estate sales firms that manage rentals on the side, residential property management is all we do.

1. Owner Communications

Owners can expect to receive regular, clear, and concise information about their investment property when needed. Property owners want a property management company that they trust and can reach out to when needed, with a single point of contact to answer all their questions.

We provide this to you in the following ways:

We Answer Our Phones

Like you, we also get frustrated when we immediately get a voicemail system when we call a business. We do things differently. Our staff makes it a priority to answer our phones. Our Customer Service Standards require us to respond to your phone call or email within 24 business hours.

Alignment of Expectations = Peace of Mind

Part of the onboarding with Rollingwood Management is discussing what property management means to you. Nothing will wreck a relationship faster than a misalignment of expectations. We'll delve into what services you are looking for and discuss if these expectations align with our services.

Alignment means a long and mutually profitable relationship for both parties. Generally, clients who come on board with us seek a hands-off approach. This approach is not for everyone.

No Vacant Property Surprises

When a notice to vacate from a tenant is received, we email you to inform you of a potential interruption in cash flow.

Likewise, we notify you as soon as the property is leased, with the conditions of the lease.

Vacant Property Status Email

Should your property become vacant, once it is on the lease market, you will receive a weekly email update from your property manager reporting on the showing activity the property received. We want you to know what's happening with your investment, with no surprises.

Owner Handbook

All owners receive a comprehensive owner handbook that covers our Policies and Procedures concerning their property. The handbook provides detailed information on marketing your property, tenant screening, key control, property maintenance, vendor selection, tenant education, emergency procedures, security deposit refund processes, and more. The goal is to be transparent and let you know how we manage your investment on a daily, monthly, and annual basis, and keep you informed.

Single Point of Contact - One Call

Our style of property management is called "portfolio" management. What does this mean for our owners? You should only make one call to your property manager for any questions you may have about your property. You don't have to call different departments (accounting, leasing, maintenance,...) to get your questions answered.

Maintenance Cost Control

Should a maintenance expense (other than a health and safety event) of more than $500.00 occur, your property manager will contact you to discuss the cost. We understand and respect that this is your money.

Since we have a large volume of maintenance work, we leverage that with our vendors. Those vendors must provide competitive pricing, quick response time, and warranty their work. We pass those savings on to our investors..

2. Tenant Selection, Tenant Evictions, and our Guarantee

Leasing your investment property to the wrong tenants can lead to costly repairs and significant lost rent. That’s why choosing an experienced property management company with thorough tenant screening processes is essential. Since 1986, Rollingwood Management has processed thousands of rental applications and signed thousands of leases for residential properties. Our property owners consistently tell us they want reliable, top-quality tenants who pay rent on time and take care of the property.

  • For every rental applicant, we conduct comprehensive background checks, including:*

  • Verifying rental history to ensure a strong lease track record

  • Running detailed credit reports to assess financial responsibility

  • Checking criminal records and prior evictions for added security

  • Confirming employment and income to verify affordability

  • Screening all pets through a trusted third-party service to verify breed, age, and weight; this also applies to Service Animals to ensure compliance with federal standards

  • Requiring tenants to complete an online orientation with our Office Manager before move-in, setting clear expectations for responsible tenancy

Our experience in tenant screening has paid off: in the last decade, we have averaged fewer than one eviction per year. This low eviction rate is a testament to our careful selection process and a big win for our property owners.

Partner with Rollingwood Management to protect your rental property and attract top tenants.

We believe so strongly in the success of our qualification process, we offer a Six Month Tenant Lease Guarantee.

3. In-House Maintenance Personnel

Having an experienced, qualified maintenance tech on our team yields many benefits for our owners:

  • Our uniformed maintenance person's goal is to respond to maintenance requests within 24 to 48 business hours. Quick service is critical to tenant satisfaction.
  • Workers' Compensation insurance covers our maintenance tech to protect you.
  • The maintenance tech completes a 7-Point Maintenance Check-Up at property visits. This alerts the property manager to any potential issues and allows us to handle things proactively, rather than reactively, which saves you money.
  • Since the tech can perform several different trades in one service call, our owners save money. Instead of sending different vendors, we send one person, one service call, and one detailed invoice for you to review.
  • We only use vendors that agree to the terms and conditions in our Vendor Program. These vendors agree to a high level of service and are honest, experienced, fully insured (with Workers' Compensation and General Liability insurance), and competitive in their pricing. We will not accept poor workmanship.

4. Quick Tenant Services = High Tenant Retention Rates = Better ROI

A primary goal is to provide tenants with superior service. If tenants receive quality service, chances are higher that they will stay longer, which helps keep your costs down. Less turn over means a better ROI for our owners. This is accomplished in various ways:

  • We respond to a tenant's maintenance request within 24 business hours.
  • Tenants can pay their rent and submit a maintenance request through our website 24 hours a day.
  • Tenants receive a quality control emailed survey after each repair to ensure their satisfaction with the work.
  • Our annual property survey lets the tenant know the property owner cares about their home's condition.
  • See what a few of our residents have to say about us.
  • On average, our tenants stay with us for over 3.2 years!The usual lease term for a tenant is typically less than two years. However, we track this monthly and focus on giving tenants the service they want. We understand that turn over is expensive and strive to keep good tenants in place.

5. Unique Money Back Guarantees

Three Month Management Fee Guarantee

We are so confident in our level of real estate management services if at the end of the initial 90 days, you are not completely satisfied, you may cancel your contract by notifying us in writing and receive a full refund of the management fees that were collected. That is our promise! It is that simple; no strings attached.

Six Month Leasing Commission Guarantee

Since we believe strongly in the quality of our residents and our resident selection process, we offer a guarantee on our leases. If a resident(s) breaks their initial lease for any reason during the first six months, we will find another qualified resident for your property, and you will not be charged another lease commission. No other property management company will offer you this guarantee. (Does not apply to the termination of the lease with military orders, early termination when the tenant pays for all the fees to rerent the property, or other valid provisions in the lease).

6. Detailed Monthly Statements

Your monthly property statement report includes a comprehensive packet of information. Your report will include, but is not limited to:

Invoices

Invoices for repairs are included in your statement and reviewed by the property manager before payment. There are no markups or hidden fees. Some companies do not provide invoices and add on a fee.

Itemization

Statements provide a detailed breakdown for each property and show every transaction. We also provide you with a monthly and year-to-date profit and loss statement and prepare your IRS required year-end 1099s.

Owner Account Portal

Your owner portal will have each month's statement and all supporting documentation available to you anytime.

Fund Transfers

Net rental income is sent to you by electronic transfer directly into your bank account, no checks to deposit.

7. The Ratio of Employees to Properties

Rollingwood Management currently has eight employees and maintains a ratio of around 43 properties to each employee. Other management companies have an employee to property ratio of over 100 properties per employee. As a result, Rollingwood Management can attend to tenant, and owner needs quickly. Quicker response time equals higher customer satisfaction and, in turn, equals higher lease renewal rates that save you money. Ask about our Customer Service Standards.

8. Examining Operating Costs

While it is not always possible to control many items' costs, it is possible to examine operating expenses to establish whether they are fair and competitive. We make it our goal to examine all property operating costs to see that our clients are not overpaying. Here are a few examples of areas where we have helped our clients keep costs in line:

Property Tax Savings

Do you know whether your property is accurately valued for local property tax purposes? Our service reviews your property’s appraised valuation each year to ensure you are paying only your fair share—not based on its market sale value, but on its assessed tax value.

Since launching this program, our owners have realized a direct cash benefit of over $2,865,000—money they would have otherwise paid in excess taxes. One client saved $4,300 in just their first two years with us.

If your property is over-valued, you could be giving away money that should stay in your pocket. Let us help ensure you’re not paying more than your fair share of property taxes.

9. Properly Insured = Your Protection

If your property management firm makes a mistake that costs you money, does that firm have the capability of reimbursing you? The court may give you a judgment against the management company, but what would keep the manager from declaring bankruptcy to avoid paying the claim?

Errors and Omissions Insurance = Your Protection

Unlike many property management companies, we carry professional Errors & Omissions (E&O) insurance, providing our clients with up to $500,000 in protection. This coverage protects property owners in the unlikely event that an error, oversight, or mistake by our management team results in a financial loss.

Since our founding in 1986, no claims have ever been filed against our policy—demonstrating our commitment to accuracy, diligence, and professional excellence while giving owners peace of mind that they are protected.

Worker's Compensation Insurance = Your Protection

Every employee at Rollingwood Management is covered by Worker's Compensation insurance. If someone were to get injured on your property, it does not become a liability to you.

Contractor Required Insurance = Your Protection

We require all contractors working on our properties to carry Worker’s Compensation insurance. Many property management companies do not require this coverage, but without it, a property owner’s liability can far exceed any savings from hiring an uninsured contractor.

If you’re unsure about your potential liability, we encourage you to speak with your insurance agent or attorney. A properly insured property management firm helps protect you and your investment.

Tenant Damage Insurance = Your Protection

Before moving in, tenants are required to provide proof of damage liability insurance in the amount of $100,000, naming both the Owner and Property Manager as additional insured. This coverage must protect against fire, smoke, explosion, accidental water discharge, and sewer backup.

Because the lease holds tenants responsible for any damage they cause, serious incidents can be financially overwhelming. For example, one of our tenants accidentally set a wood deck on fire, resulting in $23,000 in damages. Their insurance fully covered the cost, so the Owner didn’t need to file a claim or pay a deductible.

Smart management like this protects property owners and ensures tenants are prepared for the unexpected.

10. Property Condition Surveys and Properly Maintained Property

Your property is a valuable investment that appreciates when it is properly managed and properly maintained. To assist you in maintaining your investment's condition, an annual (or bi-annual) maintenance survey is provided to you performed by your property manager. Surveys go room by room and provide pictures of the entire property to give an idea of its condition.

Property Survey/Report at Takeover

When we onboard a property, your property manager walks and prepares a room-by-room survey for you. This report also establishes baselines for the property going forward. This initial survey is provided at no cost (a $125.00 value).

Property Survey before Lease Renewal

The survey provides a look at the property before offering the tenant a lease renewal. At your direction, identified repairs or improvements can then be scheduled. Ideally, such repairs or improvements should be made while the property is occupied and rent is coming in.

Proactive Response to Repairs

The property survey goal is to provide you with the information necessary to approach and properly plan for identifiable maintenance items (such visual items as roofing, paint, HVAC, flooring,.) on a proactive basis instead of a reactive basis. Reactive maintenance is always more costly and can damage your relationship with the tenant. This information can also be a useful tool for tax planning purposes.

These are just a few of the many property management services that we provide to our clients.

Interested in more information?

Take a moment to complete our brief Contact Us form, and we'll send you detailed information about these and the other benefits of becoming a Rollingwood Management client.