Yes—you can.
A small number of full-service Property Managers also offer tenant placement-only services. These services are designed for homeowners who want to stay hands-on with their rental but know that finding the right tenant is too important (and too time-consuming) to DIY. If you’re someone who lives nearby, knows your home well, can manage repairs, knows the ins and outs of landlord-tenant law, and has access to appropriate forms and legal representation, this could be the perfect hybrid solution.
Why Many Property Managers Don’t Offer Placement-Only Services
While this service is helpful for homeowners, not every Property Manager offers it—and for good reason. There are several behind-the-scenes challenges that make it a complex offering:
- Tenant confusion: Renters assume the Property Manager is managing long-term. When that changes post-lease, trust can break down and it can feel like a bait-and-switch.
- Risk to reputation: If the property isn’t well maintained or promises go unfulfilled, the tenant often still blames the Property Manager.
- Template and process limitations: Lease documents, application standards, and policies are built into the Property Manager’s systems. Adjusting those for one-off homes is time-consuming and risky.
- Short-term trust accounting costs: Opening and managing trust accounts for a one-time use adds cost and complexity.
- Revenue timing: Most Property Managers don’t profit on a tenancy until months into full-service management. A one-time placement requires higher fees to make it viable.
- Tricky handoffs: Collecting deposits, coordinating inspections, working with HOAs, and then stepping out can cause confusion if roles aren’t clear.
- Liability during showings: Property Managers often require homeowners to add them as additionally insured during the vacancy.
- Follow-through concerns: The Property Manager’s reputation relies on the homeowner to uphold lease terms, which can be unpredictable.
What to Look for When Vetting a Property Manager for Placement Services
If you’re considering tenant placement-only services, here’s what to look for in a provider:
- Do they offer a la carte services or a clear leasing-only package?
- Are they transparent about what’s included—and what’s not?
- Are they willing to walk you through how the transition will work?
Services that may be included:
- Listing syndication across major rental platforms
- Professional photography, videos, or Matterport walkthroughs
- Tenant screening (credit, criminal, rental history, income verification)
- Agent-guided or self-guided showings
- Oversight of the vacant home and yard signage
- Security/holding deposit and first month’s rent collection
- Lease document preparation and signature collection
- Move-in inspection with a full photo condition report
- Key transfer and lockbox installation
- HOA coordination, lock change, and professional cleaning as needed
How Will Fees Work?
Fee structures vary widely. Some Property Managers charge:
- A flat fee for placement (e.g., $1,500 per tenant),
- A percentage of the rent (e.g., 75%–125% of one month’s rent),
- Or itemized pricing for each service. (e.g., $50/showing, $200/inspection, etc.)
There’s no one-size-fits-all model—just make sure the pricing aligns with the services you actually need.
What to Expect From a Property Manager During Placement Services
Even though this isn’t a full-service agreement, Property Managers will still run your listing through their professional systems—and that comes with expectations:
- Standard policies apply: Screening criteria, security deposit amounts, pet policies, and rent collection procedures are likely fixed to match the company’s standards.
- Lease templates are set: Review the lease documents in advance to avoid any surprises on signing day.
- Prepayment of fees: Many Property Managers collect the placement fee upfront, allowing tenant funds to be passed directly to you.
- Liability coverage: Expect to coordinate with your insurance provider to add the Property Manager during the showing period.
- Use of branded yard signage: You’ll likely be required to install the Property Manager’s branded signage to maintain brand consistency and visibility.
- Elevated property standards: Homes must be rent-ready and presented in a condition the Property Manager is proud to market under their name. If the home doesn’t meet that standard, the placement may be postponed or declined.
Final Thoughts: Set the Right Expectations
Tenant placement is an excellent option for the right kind of homeowner—but it’s not a substitute for full-service support. If a tenant fails to perform or violates the lease, the Property Manager isn’t responsible for managing the outcome. You’re taking on the same risk—just without the backup.
But with clarity, alignment, and the right partner, tenant placement services can help you fill your rental faster, smarter, and with confidence—so you can focus on what you do best.
Although it is not widely advertised, Living Room does offer Leasing Only Services for select homes in our service area. To find out more about Living Room’s Tenant Placement Only Services, reach out to Jennifer O’Brien at 503-501-0874
Coty Thurman, Licensed OR & WA
