Owner FAQs

TM3 specializes in well-maintained single-family homes and small multifamily properties. Our primary service area is Johnson County, Kansas, including Olathe, Overland Park, Lenexa, Shawnee, Gardner, Spring Hill, Leawood, Mission, Merriam, Prairie Village, and surrounding communities.

We also selectively manage properties elsewhere in the Kansas City metropolitan area when the property’s location, condition, rental value, and ownership goals are a good fit for our management model. Contact us with the property address, and we can determine whether TM3 is the right fit.

Our standard full-service management fee is 8% of the monthly rent collected. When we place a new resident, our leasing fee is 50% of one month’s rent.

Any additional fees or property-specific costs are disclosed in the management proposal and property management agreement so that owners can evaluate the complete fee structure before hiring TM3.

Our full-service management generally includes rental analysis, property marketing, showing coordination, applicant screening, lease preparation, move-in documentation, rent collection, resident communication, maintenance coordination, lease enforcement, move-out documentation, owner statements, electronic disbursements, and applicable year-end financial reporting.

The exact scope of service is described in the property management agreement.

We can generally begin the onboarding process as soon as the property management agreement has been signed and we have received the necessary ownership, insurance, banking, lease, resident, property, and access information.

The timing may vary depending on whether the property is vacant, occupied, under an existing management agreement, or requires maintenance or make-ready work before it can be marketed.

We evaluate comparable rental listings, recent leasing activity, location, property condition, features, time of year, current competition, and overall market demand. We then recommend a rental rate designed to balance monthly income with the cost and risk of extended vacancy.

We prepare the property for presentation, create professional marketing materials, and advertise the home through our website and major rental-listing platforms. We respond to inquiries, coordinate showing access, monitor prospective-resident activity, and keep the owner informed about market response.

Effective marketing begins with the property’s condition and price. We may recommend cleaning, repairs, improvements, or pricing adjustments when they are reasonably expected to improve leasing results.

Each adult applicant is evaluated under consistently applied screening standards. Depending on the property’s location and applicable law, the process may include verification of identity, income, credit history, rental history, financial obligations, eviction information, and legally permissible background information.

We evaluate the complete applicant profile rather than relying solely on a credit score. All applications are processed in accordance with applicable fair housing, consumer reporting, and state and local requirements.

Residents can pay rent through a secure online portal. We monitor account balances, communicate about delinquencies, assess applicable charges, and deliver required notices in accordance with the lease and applicable law.

Owners can review rent activity, monthly statements, and other financial information through the Owner Portal.

Owner distributions are generally made monthly by electronic direct deposit after resident payments have cleared and applicable expenses, management fees, and property reserves have been accounted for.

Each distribution is accompanied by an itemized owner statement. Statements, maintenance invoices, and other supporting documents are also available through the Owner Portal. The specific distribution schedule is provided in the property management agreement.

Residents can submit maintenance requests through the online portal at any time. TM3 reviews the information provided, gathers additional details when necessary, and coordinates an appropriate vendor or other response.

We communicate with residents, vendors, and owners; monitor the status of the work; and maintain related invoices and documentation. Our objective is to address legitimate maintenance needs efficiently while remaining mindful of the owner’s costs and the property’s long-term condition.

TM3 follows the maintenance authorization provisions established in the property management agreement. For non-emergency work exceeding the agreed authorization amount, we generally contact the owner before proceeding.

We may authorize work without advance approval when immediate action is reasonably necessary to protect people, prevent additional property damage, restore an essential service, comply with legal obligations, or respond when an owner cannot be reached. Owners are informed as promptly as reasonably possible when these situations occur.

Residents can submit maintenance requests through the online portal at any time. Urgent property-related issues are reviewed and routed based on their nature and severity.

Routine questions received outside business hours are generally addressed during the next business day.

TM3 documents the property’s condition during the move-in and move-out processes. Additional property visits or inspections may be conducted when requested, when reasonably necessary, or as otherwise provided in the property management agreement.

An inspection documents observable conditions at the time of the visit but is not a substitute for a licensed structural, mechanical, environmental, or other specialized inspection.

We monitor rent balances and respond to delinquencies in accordance with the lease and applicable law. This may include resident communication, assessment of applicable charges, delivery of required notices, and coordination with legal counsel when formal collection or eviction proceedings become necessary.

Although no property manager can guarantee that every resident will pay, prompt and consistent enforcement helps prevent unresolved balances from continuing unnecessarily.

If a material lease default cannot be resolved and eviction becomes necessary, TM3 coordinates required notices, documentation, legal counsel, court-related steps, recovery of possession, property assessment, and re-leasing.

Eviction proceedings and outcomes are controlled by applicable law, the courts, the facts of the case, and the work of legal counsel. TM3 coordinates the process but does not provide legal services or guarantee a particular outcome or timeline.

Yes. We can frequently assume management of an occupied property after reviewing the existing lease, payment history, security-deposit records, resident ledger, inspection documentation, maintenance history, and other relevant information.

We will identify missing information or potential issues during onboarding and develop a transition plan for communicating with the resident and transferring management responsibilities.

Yes. We can evaluate the property and recommend repairs, cleaning, safety items, cosmetic improvements, or other make-ready work that should be considered before marketing begins.

When authorized, we can coordinate vendors and help oversee the make-ready process. The property must satisfy TM3’s minimum condition and safety standards before a new resident takes possession.

TM3 generally requires residents to maintain renters liability insurance. An owner’s landlord policy and a resident’s renters insurance serve different purposes. Owners should maintain appropriate rental-property insurance and discuss coverage, liability limits, vacancy provisions, and property management requirements with their insurance professional.

Pet policies may vary by property and are subject to owner approval, insurance restrictions, property characteristics, and applicable fair housing law. When pets are permitted, TM3 may require pet screening and applicable deposits or charges.

Assistance animals are evaluated separately and are not treated as pets. Requests involving assistance animals are handled in accordance with applicable fair housing requirements.

Yes. Thomas Martin III holds a Missouri real estate broker license and a Kansas real estate salesperson license, both affiliated with Keller Williams Diamond Partners. He can help owners evaluate whether continuing to rent or selling may better support their objectives.

Any purchase or sale representation is provided separately through Keller Williams Diamond Partners and is not included within TM3’s property-management services.

Termination rights, notice requirements, financial responsibilities, and transition procedures are established in the property management agreement. If management ends, TM3 coordinates the transfer of applicable records, funds, resident information, keys, and other property materials in accordance with the agreement and applicable law.

We encourage owners to review the termination provisions before signing so that expectations are clear at the beginning of the relationship.

Requirements concerning housing-assistance programs and lawful sources of income vary based on the property’s location and applicable federal, state, and local law. TM3 does not apply a single blanket policy to every property.

We evaluate the legal requirements applicable to the specific property and administer marketing and applicant screening in accordance with applicable law and consistently applied rental criteria.

Self-management can work well for owners who have the time, systems, local resources, and willingness to handle leasing, resident communication, maintenance, accounting, documentation, and lease enforcement themselves.

TM3 is designed for owners who want professional systems and responsive local oversight without personally managing every detail. Because we own rental properties ourselves, we approach management with an owner’s priorities in mind: protecting the property, controlling expenses, reducing avoidable vacancy, maintaining clear records, and preserving long-term investment value.