Are you weighing full-service property management for your Columbus rentals but unsure what you actually get for the fee? You’re not alone. Between student cycles near Ohio State, diverse tenant profiles, and evolving local rules, it pays to choose the right partner. In this guide, you’ll learn what full service really means in Columbus, what typical fees look like, the legal touchpoints that matter, and how to interview managers with confidence. Let’s dive in.
Why Columbus rentals perform
Columbus continues to attract renters thanks to a diversified economy that includes education, healthcare, finance, logistics, and tech. This foundation supports steady demand for single-family homes, duplexes, and small multifamily properties across the city and Franklin County.
Tenant profiles vary by neighborhood. Near The Ohio State University and the University District, leasing often follows the academic calendar. Downtown and Short North tend to draw young professionals. Outer neighborhoods and nearby suburbs see more long-term renters. Seasonal turnover is common near campus, so timing and marketing strategy matter.
Neighborhood-level rent and turnover can vary significantly within a few blocks. Proximity to jobs, transit corridors, and walkable amenities often influences rent levels and days on market. A manager who understands micro-markets can tailor pricing, lease length, and renewal strategy for your asset type.
What “full-service” includes
Full-service managers in Columbus aim to handle day-to-day operations so you can focus on strategy and portfolio growth. Verify the scope in each proposal.
Core services you should expect
- Marketing and advertising for vacant units, including photos and listing syndication.
- Tenant screening: credit, criminal, eviction history, employment, and income verification, compliant with fair housing laws.
- Ohio-compliant lease preparation and execution.
- Rent collection, owner disbursements, and security deposit accounting.
- Routine maintenance coordination, repairs, and 24/7 emergency response.
- Move-in and move-out inspections with condition reporting.
- Day-to-day tenant communication and issue resolution.
- Accounting and regular statements through an owner portal.
- Legal coordination for evictions with local attorneys when needed.
- Vendor management and negotiated pricing with local contractors.
Common add-ons and variations
- Leasing or tenant placement fees and professional photography.
- Lease renewal fees or modest percentage reductions.
- Periodic interior inspections beyond move-in/move-out.
- Capital project management for renovations or major repairs.
- Eviction filing fees and court costs (often pass-throughs).
- Bill-pay services and property tax handling.
- HOA coordination and compliance.
Columbus-specific considerations
- Emergency maintenance is typically 24/7. Non-emergency repair response often falls in the 24 to 72 hour range.
- Properties near OSU may require student-cycle leasing, roommate screening, and tailored move-in dates.
- Established vendor networks in Franklin County can reduce downtime and improve cost control.
Typical fees and cost expectations
Fee structures vary by property type and portfolio size. In Columbus, you’ll commonly see:
- Monthly management fee: 6% to 12% of collected rent for multi-unit properties; 8% to 12% for single-family rentals. Larger portfolios often earn lower percentages.
- Leasing or tenant placement: 50% to 100% of one month’s rent, or a flat $200 to $600.
- Lease renewal: flat $75 to $250 or a small percentage.
- Maintenance markups: 0% to 15% markup on vendor invoices, or a coordination fee.
- Eviction/legal fees: often pass-throughs plus administrative fees; court costs are separate.
- Setup/inspection fees: one-time $50 to $200 is common.
Other costs to budget: reserves for maintenance and capital expenses, insurance, utilities if owner-paid, vacancy, and turnover costs for cleaning and repairs. Ask for a sample owner statement and a full fee schedule with examples so you can see how fees hit cash flow month to month.
Ohio and Columbus legal basics
Knowing the legal framework helps you avoid costly missteps. Always verify current rules and consult the Ohio Revised Code or a local attorney.
Ohio landlord-tenant law
Ohio landlord and tenant responsibilities are governed by the Ohio Revised Code, including Chapter 5321. This covers property condition standards, tenant remedies, and landlord duties. A Columbus manager should use Ohio-compliant lease forms and keep you aligned with current requirements.
Security deposits and accounting
Security deposits must be handled and returned according to Ohio law, including itemizing deductions and meeting required timelines. Your manager should document move-in and move-out conditions carefully to support any deductions.
Evictions in Franklin County
Eviction procedures follow Ohio statutes and local court rules, including Chapter 1923. Timelines and notices depend on the reason for the filing, and court costs vary. A good manager will document lease violations, pursue alternatives when appropriate, and coordinate with local attorneys.
Fair housing and screening
Federal and Ohio fair housing laws govern advertising and screening. Expect written criteria applied consistently, with documented income verification, credit and eviction checks, and employment verification, subject to fair housing rules.
The KPIs that protect returns
Numbers tell the story of your portfolio’s health. Ask your manager for a clear reporting cadence and online access to these metrics:
- Occupancy and vacancy rate compared to local averages.
- Average days on market from listing to lease signing.
- Rent collection rate and delinquency trends.
- Turnover time and cost per unit, including make-ready days.
- Maintenance cost per unit per year and average work order response times.
- Lease renewal rate and tenant retention.
- Eviction rate and legal cost exposure.
- Net operating income and cash-on-cash return.
High renewal rates and strong rent collection usually indicate healthy tenant relations and consistent processes. Watch turnover time and maintenance spend to catch small problems before they become big ones.
Maintenance and vendor strategy
Maintenance can make or break your returns, especially in older Columbus housing stock.
- In-house vs. outsourced: In-house teams may move faster and control quality, while third-party vendors can widen your options. Either way, you want transparent pricing and SLAs.
- Emergency planning: Confirm 24/7 coverage and how the manager triages calls. Clear thresholds for owner approvals prevent surprises.
- Capital projects: Ask how the manager scopes bids, schedules work, and reconciles invoices for larger renovations.
- Documentation: Photo logs, before-and-after estimates, and warranty tracking reduce disputes and repeat costs.
Screening, disputes, and retention
Strong screening reduces risk, but consistent communication keeps tenants longer.
- Screening: Expect documented income verification (often 2.5 to 3 times rent), credit checks, eviction history, and references, applied consistently.
- Dispute prevention: Clear leases, prompt maintenance, and proactive reminders limit misunderstandings.
- Resolution: When issues arise, good managers document everything, explore mediation when appropriate, and follow lawful processes for notices and filings.
How to evaluate a Columbus manager
Use this practical checklist to compare firms on scope, costs, and performance.
Prep before interviews
- Gather property data: current rents, expenses, comps, maintenance history.
- Define your goals: hands-off cash flow, value-add renovations, student-focused leasing, or a mix.
- Outline KPIs you want in your monthly reports.
Questions to ask
- How many Columbus and Franklin County units do you manage by property type?
- What is your full fee schedule? Can you share a sample owner statement?
- How do you handle maintenance, emergencies, and vendor selection? Any markups?
- What is your leasing fee and what’s included in advertising and photography?
- What are your written screening criteria and how are they applied?
- What does the eviction process look like in Franklin County and what are typical timelines and costs?
- How do you manage reserves and approvals for work orders?
- Can I review your management agreement, termination clause, and Columbus-area owner references?
- What software and owner portal do you use, and what reports are standard?
Contract terms to review
- Term length, termination notice, and any automatic renewals.
- Fee escalation clauses and how increases are communicated.
- Authority limits for repairs and capital projects.
- Accounting practices, statement frequency, and separation of funds.
- Insurance requirements and any indemnification language.
- Performance guarantees and defined response times.
Red flags
- Vague fees or frequent pass-through charges without examples.
- Limited Columbus experience or no local references.
- No clear move-in/move-out reporting or inconsistent accounting.
- Limited owner access to records or portals.
Budgeting, insurance, and taxes
Round out your plan with financial safeguards.
- Insurance: Maintain appropriate property and landlord liability insurance. Many managers ask to be named as additional insured. Ask for their proof of insurance too.
- Reserves: A common starting point is 5% to 10% of gross rents annually for repairs and capital items, adjusted for property age and condition.
- Taxes: Monitor property assessments and tax deadlines through Franklin County offices. Rental income is subject to federal and Ohio state income taxes, and municipal rules may apply. A CPA familiar with Ohio real estate can help you optimize deductions and compliance.
Your next step
If you want a single point of contact from acquisition through design, leasing, and ongoing oversight, you’re in the right place. Core Realty Collection pairs neighborhood-level expertise with full-service property management tailored to Columbus micro-markets. From student-cycle leasing near OSU to long-term SFR holds, we help you protect your time and improve returns.
Ready to explore a management plan for your portfolio? Start a conversation with Core Realty Collection.
FAQs
What does full-service property management cover in Columbus?
- It typically includes marketing, screening, Ohio-compliant leasing, rent collection, maintenance, inspections, tenant communications, accounting, and legal coordination when needed.
How much are typical property management fees in Columbus?
- Expect 6% to 12% of collected rent for multi-unit properties and 8% to 12% for single-family homes, plus leasing, renewal, and potential maintenance coordination fees.
How are security deposits handled under Ohio law?
- Ohio law requires itemized deductions and timely returns. Your manager should document unit condition at move-in and move-out to support any deductions.
What should I track to measure manager performance?
- Focus on occupancy, days on market, rent collection, turnover time and cost, maintenance spend per unit, renewal rates, eviction rates, and overall NOI.
How is student housing near OSU different to manage?
- Leasing often follows the academic calendar, roommate screening is common, and timing for marketing and turn services is more compressed than typical family rentals.
What questions should I ask before hiring a manager?
- Request a full fee schedule, sample owner statement, maintenance process details, screening criteria, eviction timelines, software and reporting, agreement terms, and local references.
