Chattanooga Property Management

Curious what your home will rent for? Check out this free rental report.

Over the past 10 years we’ve managed a lot of rental property – personally and for others. We’ve learned a lot of lessons the hard way so that you don’t have to repeat our same mistakes.

As Chattanooga’s premier Single Family Residence property managers, River City is focused on providing a high level of service for all of our owners whether you own 1 house or 200 houses. At River City, our goal is to be an “insanely great property management company” and we believe we will accomplish that be living out River City’s Three Uniques mentioned on the owners page: Communication, Uncomfortable Transparency, and Celebrate the Tenant.

In our experience, we’ve learned no matter how many houses they own, owners have the same general questions about the process of renting out your home. So, we put together an infographic to help explain how we work with owners just like you every day.

If you think we’d be a good fit to manage your home, we’d love to hear from you! Feel free to contact us via phone at (423) 648-7368 or by filling out the inquiry form and someone will reach out to you as soon as possible.

If you still have a few questions about River City before you reach out, feel free to check out some of our most frequently asked questions below.

Answers to your common questions

How quickly can you rent my home?

Renting your home is a function of the amount of traffic driven to see your home. Simply put, it’s a numbers game!

At River City Property Management, we take renting your home serious and harness the power of both digital and guerrilla marketing tactics to get your house noticed, applications filled out and tenants placed.

We’ve found that it takes a certain number of showings and not a certain amount of time to lease your home. That is why our goal is to effectively drive traffic to see your home.

Our current marketing efforts for our rental homes drive over 21,000 unique visitors to our website each month. This marketing traffic is what produces showings, which produces applications, which produces a well-qualified tenant for your rental property.

What are your fees?

We use to be just like everyone else in the industry and charge 10% management fee and a full month leasing fee, but we’ve since moved to a flat fee pricing plan. We believe these plans fit our owners’ needs and investment strategies better than before. We provide owners with 3 different pricing plans, Silver, Gold, & Platinum, starting at $65 per month. To learn more about our pricing plans, visit our pricing plans page.

When do I get paid?
Once we’ve collected the rent, we will disburse owner funds and statements on the last day of each month.
Do you keep a reserve for maintenance expenses throughout the month?

Yes, we keep $500 per owner for up to five houses. If an investor has more than five houses, we keep $100 per property. This reserve is to handle unforeseen maintenance items throughout the month. In the event maintenance continues to exceed that amount, we’ll review this amount and have a conversation with you about adjusting the reserve to a more appropriate amount.

How long have you been a professional property manager?

River City Property Management was established in 2000. We initially began in the business by managing our own property. However, we saw the need in the market for a professional single-family property manager and decided to offer our services to others that had a high expectation of property management staff and a need for transparency and detailed accounting systems.

Our team of professional property managers has amassed a wealth of experience in the real estate industry as well as other industries to offer a battle-proven team of veterans for our clients.

How many properties do you manage?

We currently manage over 600 properties in Chattanooga and North Georgia.

What does your management agreement look like?

Feel free to give us a call or email us and we’ll gladly email you copy of our current management agreement.

Am I required to make my property available to Section 8?
No, you don’t have to accept Section 8 qualified tenants.
Are you licensed?

Yes, we are licensed with the State of  Tennessee and Georgia to manage rental property. And we also ONLY allow licensed and insured maintenance staff and vendors to work on our rental houses.

How Can I Best Reach You?

You can reach us at support@rivercitypm.com and (423) 648-7368 during normal business hours.

If you email support@rivercitypm.com your email will be answered in the order it was received. Communication is one of our Three Uniques and one we know owners are serious about. If you have more questions about our processes for owner communication, feel free to reach out to us at the number above.

Can you put the money directly into my account?
Yes, we make ACH payments directly into owner accounts. We disperse to owners on the last day of the month.
Do I get to see the lease or sign it?
If you would like to see the lease, we can definitely provide you with a copy. The tenant actually signs a lease with River City as your Agent.
Do you sell real estate too?
If you were referred to us by an agent, we would refer you back to that agent unless that agent were no longer in business. We also have staff and a trusted partner that specifically focus on the selling of real estate should the need arise.
How is rent collection handled?
At River City we believe the best method for collecting rent is slow and steady pressure throughout the month as opposed to frantic and harsh pressure if rent becomes late. Not only do our tenants get friendly reminders that rent is due, we also have weekly collections meetings where we discuss each tenant individually and decide the next step on a case by case basis. This has proven to be an extremely effective manner of handling rents and is validated in our 95%+ collection rate on tenants that we place.
How long of a lease do you sign?

A typical River City lease is a 1-year lease that auto renews each 12 months for up to 5 years. A tenant can turn in notice to move at the end of each 12 month period. If they do not turn in notice, the lease will automatically renew for an additional 12 months. There is also a 5% rent increase each year unless you request that we keep rent the same amount.

How much security deposit do you charge the tenant?
One month’s rent
Who holds the tenant security deposit?

In accordance with Tennessee and Georgia Law, we hold the tenant’s security deposit in a dedicated account at a local bank.

How soon can you start managing my property?
As soon as you sign a management agreement and hand over the keys. Almost immediately we will schedule a walk through by one of our experienced property managers and make sure everything is ready for this property to be rented.
What type of properties do you manage?

We specialize in single family houses.

What type of reports do I get and how often?
Each month you will receive an Owner’s Statement with a detailed description of any rent collected as well as maintenance performed on your home.