The process
What actually happens, week by week
“Virtual” is a vague word, and vague words make landlords nervous. Here is the concrete version — what we do, when, and who turns up when something breaks.
Day 1
You send us the property
Address, current lease, current rent, and how the tenant pays today. If you are switching from another manager, we handle the handover and the records request so you do not have to have that conversation.
Week 1
We audit what you already have
The lease gets read properly. We check the deposit is held and accounted for correctly, that required disclosures were made, that the unit is registered where the city asks for it, and that any rent increase already served is actually enforceable. This is usually where problems surface.
Week 1
The tenant is introduced to the new process
They get round-the-clock access to the management portal — payments, maintenance requests that work at 2am, and a written record of every exchange. You get the same portal from the owner side, including itemized statements you can generate whenever you want them. Nothing about their lease changes — only who they contact and how they pay.
Ongoing
It runs
Rent lands in your account — directly from the tenant, never routed through ours — and we reconcile it and chase anything late. Maintenance requests are triaged, dispatched to a vetted local vendor and closed out, with your approval obtained before any money is spent, at any amount.
Ongoing
The calendar is managed for you
Lease expiry, renewal windows, rent-increase notice periods, registration renewals, insurance expiry. These are all deadlines with financial consequences for missing them, and they are the main thing a remote manager is actually being paid to never forget.
Monthly
You get the paperwork that proves it
An itemized statement every month, and an annual summary your accountant can use without asking questions.
The part nobody advertises
Most of property management is not dramatic. It is a calendar of deadlines, each with a financial penalty attached, and a set of notices that only work if they are served in the right form within the right window. A rent increase served with too little notice is not a late increase — it is no increase at all.
That work does not require an office. It requires someone who knows the rules, keeps up with them as they change, and does not forget the dates. Which is exactly why it can be done remotely from $109 a month, and why it should still be done by someone licensed to do it.
Everything we handle →Common questions
Who physically goes to the property?
A vetted local vendor, when there is a physical job to do. Virtual management means the coordination, communication, accounting and compliance run remotely — not that nobody attends. The difference from a traditional manager is that you are not paying to keep an office open between visits.
How does a tenant reach someone at 2am about a burst pipe?
Through the maintenance channel, which is monitored outside business hours for genuine emergencies. Emergencies get a vendor dispatched. Everything else is triaged and handled in the morning, which is what a traditional manager does too — they simply do not say so.
I already have a manager. How painful is switching?
Less painful than it feels. You serve notice under your existing agreement — usually 30 days — and we request the file, deposit ledger and lease directly from them. Most owners spend under an hour on it. The one thing worth checking first is whether your current agreement has a termination fee.
How quickly can you take over?
For a tenanted property with a clean file, within a week of the paperwork. Where the deposit accounting or the lease has problems, we would rather fix them at the start than inherit them, which can add a week or two.
Do I lose control of decisions about my property?
The opposite, and this is the part owners are most surprised by. Nothing is spent on your property without your explicit approval — at any amount, including a $50 faucet washer. There is no threshold below which we act on our own. It does mean you hear from us about small things; the trade is that you never open an invoice you did not agree to. Rent increases, renewals and tenancy decisions are always yours too — we tell you what you are allowed to do and what we would recommend, and you decide.
Find out what your property costs to manage
Tell us the address and the current rent. We'll send back what Palace would charge, what a percentage-based manager would charge, and the difference over five years. No obligation, no sales call unless you ask for one.