Owner FAQ
Your Questions, Answered Straight
No runaround. Here's exactly how we work, what we charge, and what to expect when you work with Allo.
Pricing & Fees
What does the Core Plan cost?
$149/month per unit for ongoing property management. That's a flat fee — not a percentage of rent. Your rent increases stay in your pocket.
What's included in the $149/mo?
Rent collection and delinquency enforcement, 24/7 maintenance intake and triage, monthly accounting and owner statements, year-end 1099 package, lease compliance oversight, renewals, and an annual interior inspection.
What are the one-time fees?
Onboarding is $249 per unit (covers lease audit, deposit reconciliation, and system setup). Tenant placement is $899 when we find and place a new tenant.
How does maintenance billing work?
We never mark up vendor invoices — you always see the actual bill from the vendor. We do charge a flat $35 coordination fee per work order to cover dispatching and oversight. On the Plus tier ($199/mo per unit), the coordination fee is waived on preventive visits we schedule — see below.
Do you charge a lease renewal fee?
No. Renewals are included in the Core Plan. Many managers charge $200–$500 per renewal — we don't.
Is there a long-term contract?
No. Month-to-month only. Cancel anytime with appropriate notice. We earn your business every month.
What if my property rents below $1,000?
We work best with single-family homes and townhomes in Delaware and Eastern Shore Maryland renting at $1,000/month or above. Below that, a percentage-based manager is usually the better economic fit, and we'll refer you to one. We would rather lose the deal than sell you the wrong fee structure.
What's included if I need an eviction?
We run the case on both tiers — the difference is the case management fee.
Core: eviction case management is $250 per case.
Plus: it is included.
Case management covers preparing and serving the required notices, filing the action with the Justice of the Peace Court, and attending the initial hearing. It does not cover third-party cost or extended proceedings: attorney fees and court filing fees are yours, and additional hearings, the writ of possession, and the constable lockout are billed separately at cost with no markup on both tiers.
Do you offer volume pricing?
Yes. If you have 10 or more doors, reach out for a custom quote.
Onboarding & Switching Managers
How do I get started?
Reach out via our contact form or give us a call. We'll schedule a quick call to learn about your portfolio, answer your questions, and walk you through the process. If it's a good fit, we handle the rest.
How long does onboarding take?
Most properties are onboarded within 1–2 weeks. We'll need your current lease documents, tenant contact info, and security deposit records. We handle the transition from there.
What if I already have a tenant?
No problem. We onboard existing tenancies all the time. We audit the current lease, reconcile the security deposit, notify the tenant of the management change, and get everything set up in our system. One-time onboarding fee applies ($249/unit).
How do I switch from my current property manager?
We handle the transition. We'll coordinate with your outgoing manager to collect lease documents, tenant records, and security deposits. We'll notify your tenants of the change and minimize disruption. Most switches are seamless.
What information do you need to get started?
Current lease agreement(s), tenant contact information, security deposit amount and where it's held, any outstanding maintenance issues, and your preferred communication method.
Maintenance & Repairs
How do you handle maintenance requests?
Tenants submit requests through the Rentvine portal or by phone. We triage the request, determine urgency, and coordinate with a vetted local vendor. You're notified of the issue and the proposed solution before work begins on anything non-emergency.
Do I have to approve every repair?
You set the repair approval threshold. Anything above it, we call you first — the minimum is $500. Emergency repairs (water, heat, safety) are handled immediately and you're notified right away.
Do you mark up repair invoices?
No. We pass vendor invoices through at cost. Our coordination fee is flat and disclosed upfront. You'll never see a percentage markup buried in a maintenance bill.
How do you vet vendors?
We work with licensed, insured local vendors we've vetted through our own portfolio. We don't take referral fees or kickbacks. Vendors are selected based on quality, reliability, and price.
What is the Plus tier?
Core is what you need to run the property well. Plus ($199/month per unit, $50 more than Core) is what you buy when you want us tracking the property like an asset. It adds:
• Semi-annual inspections — interior and exterior, twice a year instead of once, with photo reports. Two looks a year catches the slow leak, the failing water heater, and the unauthorized pet while they are still small problems.
• Full property inventory — every appliance, system, serial number, and shutoff location, documented and refreshed annually.
• Annual capital forecast — what's likely to need replacing, when, and what to budget.
• Preventive maintenance scheduling — HVAC service, seasonal items, filters, and gutters, scheduled on a set cadence. Vendor invoices at cost, and the $35 coordination fee is waived on scheduled preventive visits.
• Reduced turn management rate — 7% instead of 10% on projects over $1,500.
• Eviction case management included — our case management fee is covered. Court costs, attorney fees, additional hearings, and the writ and lockout still apply.
Vendor invoices for actual repairs are still passed through at cost, same as Core, and the $35 coordination fee still applies to reactive work orders you or your resident raise. Worth it if the property is older, you're out of state, or you're holding long term; probably not if it's a newer home, you're local, and one inspection a year is fine.
Tenants & Leasing
How do you screen tenants?
We run a comprehensive screening process: credit check, criminal background, income verification (typically 3x monthly rent), and rental history. We follow all Fair Housing laws and apply criteria consistently.
Why don't you do in-person showings?
Because the escorted showing is the bottleneck that keeps units vacant, and vacancy costs far more than a showing agent saves. A prospect ready on Saturday morning should not wait until a Tuesday 2pm slot — by then they have leased somewhere else. Instead, every prospect is identity-verified against a government-issued photo ID, then tours when it is actually convenient for them. Access codes are scoped to one property, one day, one daylight window, and they rotate. Every entry is logged against a named person, which is a stronger audit trail than an open house where nobody records who walked through. More showings on the calendar means more applications, and the unit fills faster. Occupied units are always shown by appointment, and accompanied showings are available as a separately priced white-glove service. Full walkthrough of the process here.
How long does it take to find a tenant?
It depends on the market and price point, but we list quickly with professional marketing and syndicate across major rental platforms. We'll give you a realistic estimate based on your specific property.
What happens if a tenant doesn't pay rent?
We send automated reminders, follow up directly, and escalate to formal delinquency procedures if needed. If eviction becomes necessary, we coordinate the process — see the eviction question under Pricing & Fees for exactly what that covers and what it costs.
Do you handle lease renewals?
Yes, and at no extra charge. We reach out to tenants ahead of lease expiration, negotiate renewal terms, and execute the updated lease. Renewals are included in the Core Plan.
Reporting & Communication
How do I know what's happening with my property?
You get a monthly owner statement, 24/7 access to your owner portal (Rentvine), and direct communication from our team on anything that needs your attention. No black boxes.
What does the monthly statement include?
Rent collected, any maintenance charges (with vendor invoices), management fees, and your net disbursement. Everything is itemized and transparent.
When do I get paid?
We disburse owner funds monthly after rent is collected and any charges are reconciled. Exact timing depends on your bank, but we aim to have funds to you within the first two weeks of the month.
Do you provide year-end tax documents?
Yes. We provide a year-end 1099 package and a full annual statement for your records.
Still Have Questions?
Reach out — we're happy to walk through your specific situation before you commit to anything.