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?
$129/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 $129/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. If you add the Maintenance Protection add-on ($25/mo), that coordination fee is waived on routine work orders under $750.
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.
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?
We get your approval on any non-emergency work over $300. 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 Maintenance Protection add-on?
For $25/month, routine work orders under $750 have $0 coordination fees. You also get preferred vendor queue access and 24–48 hour SLA on non-emergency work. It pairs well with the Premium Care add-on.
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.
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. Eviction management is included in the Premium Care add-on, or available as a standalone service.
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.