There are two ways to fill a vacancy quickly. One is to price it correctly and market it properly. The other is to drop the rent until someone takes it.<\/p>\n\n\n\n
The second one works every time and costs you for the entire length of the tenancy. A property under-rented by $75 a month that a tenant holds for three years cost you $2,700 to fill a week faster.<\/p>\n\n\n\n
Most owners write a twelve-month lease starting whenever the last tenant happened to move in, and then re-lease in whatever month that lands. That is how you end up marketing a family home in December.<\/p>\n\n\n\n
Rental demand in this region is strongly seasonal and the seasonality differs by market. Base-adjacent markets like Beavercreek<\/a> and Riverside<\/a> peak with summer PCS season. Student-influenced Fairborn<\/a> peaks before the academic year. School-driven markets peak in late spring as families plan around the school calendar.<\/p>\n\n\n\n We deliberately steer lease expirations into the right window for the property, occasionally writing one odd-length term to get there. It costs nothing and it is worth weeks of vacancy every cycle.<\/p>\n\n\n\n A flat $750<\/strong> when we place a new tenant, and $500<\/strong> on a renewal — not a percentage of one month’s rent. On a higher-rent property that flat structure is meaningfully cheaper than the percentage model used elsewhere. Full fee schedule here<\/a>.<\/p>\n\n\n\n Priced correctly and listed in the right season, weeks rather than months. Listed at the wrong price in the wrong month, indefinitely. Timing is usually the larger variable.<\/p>\n\n\n\n A short list, and it differs by market. We tell you which items move rent and which are just spending, as part of a rental analysis<\/a>.<\/p>\n\n\n\n Because the work is the same whether the house rents for $900 or $1,800, and a percentage would mean charging you more for doing better.<\/p>\n\n\n\n Yes, on every pre-1978 property. It is federal, it applies to single rentals, and the penalties are per violation.<\/p>\n\n\n\n\nWhat this costs you<\/h2>\n\n\n\n
Questions<\/h2>\n\n\n\n
How long should a vacancy take?<\/h3>\n\n\n\n
What make-ready work actually pays back?<\/h3>\n\n\n\n
Why a flat leasing fee instead of a percentage?<\/h3>\n\n\n\n
Do you handle the lead paint disclosure?<\/h3>\n\n\n\n
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