Building Property Management Monthly Rates:

Some companies won’t provide this information to you, but we are so confident that you will be impressed with our management style and capabilities that we can tell you generally what we charge. Our fees are based upon our extensive experience, our understanding of the real cost to properly manage property, as well as our overhead (including our staff and infrastructure). Generally property management rates are based on a percentage of collected income for both residential and commercial property. We are not your least expensive management solution, but we believe we are your best management solution!

Our fees range from four to seven percent of gross collected income per month for residential properties and three to five percent of gross collected income per month for commercial properties. The smaller the property, the larger the percentage fee. As property size increases, the percentage fee decreases. 

Note: All real estate fees are negotiable.

Our guidelines for property management monthly minimums are listed below.

Minimum monthly 1st building	$300
Minimum monthly 2nd building	$170
Minimum monthly per unit:	$ 60-$85 per unit or percentage of Collected Rent, whichever is greater
Two to Four Unit Property	$ 85 per unit or Typically 6%
Five to Fifteen Unit Property	$ 75 per unit or Typically 5%
Sixteen to 99 Unit Property	$ 65 per unit or Typically 5%
100 or more Unit Property	$ 50 per unit or Typically 4%
Single Family Home	$250 or Typically 10%
Vacation Baby-Sitting	$ 30 per unit for every 30 days, $200 minimum
Minimum monthly per commercial/suite	$ 50 per suite or tenant

Additional Products & Services for Property Management Clients:

Minimum payroll processing (includes quarterly and annual tax forms)	$150/month
Voice mail	$ 35/month
Voice mail with urgent paging options	$ 75/month
Email addressing for building with personalized auto responders	$ 15/month
Internet advertising/web presence-portal for building	$ 35/month or more
Extra or custom Web design	$ 135/hour and up
Janitorial work	$ 40/hour
Individual apartment unit marketing	6% of 1st years rent with $1,200 minimum
Standardized letters, leases	Visit our store
Customized standard letters and leases	AQ
Residential sublease documentation	$300 per sublease
Residential lease renewal with standard rental increase and legally required disclosures	$ 50 per increase or renewal
Residential lease renewal with new negotiated lease terms	$300 per renewal

Staff Hourly Billing Rates:

Merrie Turner Lightner Consulting	$325/hour
William Lightner, Jr.  Consulting	$325/hour
Consulting discount rate for property management clients	$300/hour
Principal Expert Witness - Travel	$325/hour travel time when site is more than 3 hours away or any travel by air, plus travel per diem of $250 per day or actual costs, whichever is greater
Principal Expert Witness	$450/hour deposition & testimony when billed at hourly rate. $400/hour review and research $400/hour deposition & testimony out of area (100 or more miles from San Francisco) day minimum 8-hour day rate, plus travel per diem of $250 per day or actual costs, whichever is greater
Expert Witness Day/Week Reservations	Deposit of $100 per day required when guaranteed time period must be set aside for deposition or trial. Otherwise time is set aside on first come basis. Minimum Deposition\testimony time of 2 hours is billed unless cancelation is received 1 week in advance.
Staff Expert Witness	$200/hour review and research
Staff Expert Witness	$250/hour deposition & testimony
Staff Routine Work during normal business hours	$125/hour and up depending upon staff member
Staff- Complex Residential or Commercial lease problems	$150 or more depending upon staff member
Staff After Hours, Holiday, or Emergency Work	Billed at 1.5 or 2.0 times regular staff rate

Note: Rates increase each year on January 1st

Fees last Adjusted 2008.

Lightner Property Group is a San Francisco based asset, property management and development firm specializing in in-fill development, urban housing and commercial property investments. The company provides real estate management, consulting, brokerage and development services. Lightner Property Group, its clients and affiliates offer Equal Housing and Employment Opportunities.