What property management costs in Columbus
RL Property Management charges a flat $117 to $184 per unit per month, with a $0 leasing fee and no startup fee on occupied units. It is a fixed dollar amount, not a percentage of your rent, and it drops by up to 25% for investors with five or more units.
Management plans
- $0 leasing fee
- $250 lease renewal
- $1,500 repair approval limit
- Full screening and rent collection
- Monthly statements and owner portal
- The highest approval limit, so routine repairs get done without a call to you first.
- $0 leasing fee
- $250 lease renewal
- $750 repair approval limit
- Full screening and rent collection
- Monthly statements and owner portal
- A middle approval limit, so you hear about more of the spending.
- $0 leasing fee
- $250 lease renewal
- $350 repair approval limit
- Full screening and rent collection
- Monthly statements and owner portal
- The tightest approval limit, plus HOA and association support.
We take serious investors seriously.
At this size the right number depends on your mix of properties, where they are, and how much of the work you want off your plate. We build it around your portfolio rather than a table.
Own 5 or more units?
| Units you own | Plan One | Plan Two | Plan Three |
|---|---|---|---|
| 1 to 4 (standard) | $117 | $137 | $184 |
| 5 to 9 units (10% off) | $105 | $123 | $166 |
| 10 to 19 units (15% off) | $99 | $116 | $156 |
| 20 to 39 units (25% off) | $88 | $103 | $138 |
| 40+ units | Custom pricing | ||
Discounts apply to monthly management. There is still no leasing fee on any plan, at any size.
Or call our investor line, (614) 212-6903.
The plans differ in one thing: how much repair spending we handle without asking you first. Everything else is included in all three.
Most Columbus managers charge about half a month of rent to place a resident. On a $1,650 rent that is $825 every time the unit turns, and again at the next turn. We charge nothing, on every plan. Over two tenancies that is $1,650 you keep, and it means we have no reason to prefer a new lease over a renewal.
A flat fee against a percentage, at three Columbus rents
One year on our middle plan against a percentage manager, in a year that includes placing one resident. The gap is not really the percentage. It is the leasing fee, and almost nobody puts that number in a quote.
| Monthly rent | Us, Plan Two | Typical 8% | Typical 10% | You keep |
|---|---|---|---|---|
| $1,200 | $1,644 | $1,752 | $2,040 | $108 to $396 |
| $1,650 | $1,644 | $2,409 | $2,805 | $765 to $1,161 |
| $2,100 | $1,644 | $3,066 | $3,570 | $1,422 to $1,926 |
Two things this shows. A flat fee widens its advantage as rent rises, because our number does not move when your rent does. And at the low end, where the annual gap is narrowest, the leasing fee alone is still larger than the entire difference: on a $1,200 rent, the $600 placement fee exceeds the $396 yearly gap against a 10% manager. On Plan One at $117, that same property saves $348 against an 8% manager.
Percentage figures illustrate common Columbus market rates and are not a quote from any named competitor. Our figures are exact. A percentage fee also compounds: it rises every time rent does.
What the monthly fee covers
- Listing syndication to every major rental portal
- Self-guided and agent-led showings
- Full resident screening: credit, criminal, income, rental history and eviction
- Lease preparation on a custom lease reviewed by legal counsel
- Online rent collection and automated late notices
- Owner direct deposit on the 10th of each month
- Monthly statements and a real-time owner portal
- Maintenance coordination and 24/7 emergency response
- Quarterly property inspections
- Ohio landlord-tenant compliance and eviction coordination
Median rent across the 700+ units we manage: 1 bed $1,100, 2 bed $1,300, 3 bed $1,708, 4 bed $2,450.
The parts most managers leave vague
Owner funds disbursed on the 10th
Rent is disbursed electronically on the 10th of each month. It takes about 2 to 3 business days to reach your account.
Management fees credited after 60 days of vacancy
If a property has been listed for rent longer than 60 days, we proactively credit management fees back to your account.
No trip charge minimum
There is no minimum charge on maintenance work, and materials are provided at cost.
Project management fee waived on insurance claims
If you hire us to manage a property or casualty insurance claim, the 15% project management fee is waived on that work.
Pet damage covered above the deposit
If an approved pet causes damage beyond normal wear and tear and the cost exceeds the security deposit, we cover the difference up to $4,000.
The complete fee schedule
Every charge that can appear on an owner statement, including the ones that only apply in bad months. If it is not on this list, we do not charge it.
Core pricing 6 items
The fees that apply to every managed unit.
| Item | Amount | Detail |
|---|---|---|
| Monthly management | $117 to $184 per unit | Flat, by plan. Not a percentage of rent. Discounted for larger portfolios. |
| Leasing fee | $0 | No charge on any plan. Covers syndication, showings, full screening and lease preparation. |
| Lease renewal | $250 | Charged to the owner on the date the lease renews. |
| Startup fee, occupied unit | $0 | No charge to bring an occupied unit under management. |
| Startup fee, vacant unit | Varies | By unit count and plan. Quoted in writing before you sign. |
| Maintenance reserve | $350 to $1,500 per unit | Held on your account so routine repairs do not wait on a funding request. It stays your money. |
Maintenance 4 items
How repair work is billed, in house and through vendors.
| Item | Amount | Detail |
|---|---|---|
| In-house labor | $84 per hour | Plus a $15 trip charge per visit, materials at cost. No minimum charge. 2026 rate. |
| After-hours labor | 2x or 3x | 2x on weekday evenings and Saturdays, 3x on Sundays. |
| Vendor project management | 15% of vendor cost | Applies to vendor costs up to $3,000, capped at $450 per project. Waived on insurance claim work. |
| Vendor fee on turns | 15%, 10%, 7.5% | 15% on turns up to $15,000, 10% from $15,001 to $25,000, 7.5% above $25,000. |
Eviction, if it comes to that 5 items
Roughly 3.5% of rentals reach eviction, litigation or another significant dispute.
| Item | Amount | Detail |
|---|---|---|
| Attorney fee | $150 | Paid to the eviction attorney for filing and up to two court appearances. |
| Court filing fee | $123 | The Eviction Complaint. Paid to Franklin County. |
| Eviction management | $199 | Paid to RLPM for running the process, including up to two appearances. |
| Tag and setout | $80 | Paid to Franklin County, only if the resident has not vacated. |
| Setout | $250 | Paid to RLPM, only if a setout is required. Covers bailiff and locksmith scheduling. |
Situational fees 22 items
These apply only in specific circumstances. Most owners never see any of them.
| Item | Amount | Detail |
|---|---|---|
| Ownership entity change | $250 | New agreement prepared, plus year-to-date financials for the previous entity. |
| New unit pre-signature inspection | $300 | Credited toward onboarding if a management agreement is signed. |
| Property photography | $250 to $450 | New vacant units and units that have had major cosmetic work. Billed at vendor cost plus our standard markup, by property size. Existing photos keep being used at no charge while they still represent the property, and the photos are yours to keep. Effective October 1, 2026. |
| Delinquent tenant setup | $300 | Applies when taking over an occupied unit whose resident owes more than $300. |
| Turn scope | $250 | Applies only if you take our turn scope and then have the work done by someone else. |
| Insurance claim oversight | $1,250 | End to end claim handling. The 15% project management fee is waived on insurance claim work. |
| Early termination | $450 or $250 per unit | $450 per unit inside the first year, $250 per unit after renewal and mid-term. |
| Appraisal to sale | $300 per unit | If we complete a valuation and the property is then sold. |
| Notice posting | Labor rate | No charge to post a 3-day or 30-day notice to vacate. |
| Owner property visit | Labor rate | Key pickup at our office is free. |
| Key copies | $2.50 each | We keep two working copies of every unit. |
| Key recovery | Labor plus materials | If a property is handed over without a working key, we contact the resident, collect it, copy it and return the original. |
| Utility setup | $30 per utility | Putting service into the owner name between residents, and confirming the incoming resident has moved it into theirs. |
| Utility bill pay | $10 per bill | Flat rate for any utility bill we handle and pay on the property’s behalf. |
| Utilities not active on arrival | $55 per hour | If our team arrives to inspect a new unit and the utilities are not on as expected. |
| Vacant unit inspection | $20 each | Biweekly during the leasing period, weekly in winter. |
| Equipment rental | $1 to $120 per day | Heating, drying and air-cleaning equipment. Varies by unit. |
| Lawsuit defense | $75 per hour | Time spent on any lawsuit other than a normal eviction. |
| Other activities | $90 per hour | Work beyond day-to-day management and not otherwise listed. |
| Annual technology and accounting fee | $125 per business entity | Covers annual account and tax reporting. |
| Failure to provide possession | 3 months' rent | If a unit is not handed over at least 14 days before an executed lease starts. |
| Failure to provide evidence of additional insured | $20 per unit per month | Until proof of coverage naming us as additional insured is provided. |
Full detail lives in the Client Handbook and in your Property Management Agreement.
Pricing questions
How much does property management cost in Columbus, Ohio?
RL Property Management charges a flat $117 to $184 per unit per month depending on the plan, with no leasing fee. Most Columbus managers charge 8% to 10% of collected rent plus roughly half a month of rent to place each resident.
Do you charge a leasing fee?
No. Placing a resident costs $0 on every plan, covering listing syndication, showings, full applicant screening and lease preparation. On a $1,650 rent, a manager charging half a month would bill $825 for the same work.
Is flat fee or percentage property management better?
A flat fee costs the same whether rent is $1,200 or $2,100, and it does not rise when rent does. A percentage fee compounds with every rent increase. On a $1,650 rent in a year that includes one resident placement, Plan Two costs $1,644 against roughly $2,805 for a typical 10% manager.
Do you discount pricing for larger portfolios?
Yes. Investor pricing is published: 10% off monthly management at 5 to 9 units, 15% at 10 to 19, and 25% at 20 to 39. From 40 units, pricing is custom. Switch the pricing above to Investor to see the rate for your portfolio size.
Is there a startup fee?
There is no startup fee on an occupied unit. On a vacant unit the fee varies by total unit count and plan, and it is quoted in writing before you sign anything.
What does an eviction cost in Franklin County?
The hard cost is $273: $150 to the eviction attorney and $123 to Franklin County for the filing. RL Property Management charges $199 to manage the process. A setout, if one is needed, adds $80 to the county and $250 to us. Roughly 3.5% of rentals reach eviction, litigation or another significant dispute.
What happens if my property sits vacant?
If a property has been listed for rent longer than 60 days, we proactively credit management fees back to your account. You are not paying a full management fee on a unit we have not been able to lease.
What is the maintenance reserve for?
A reserve of $350 to $1,500 per unit is held on your account so routine repairs are handled without waiting on a funding request. It remains your money and is returned when management ends.
What insurance do you require?
A Rental Dwelling Policy or Commercial Policy carrying at least $1,000,000 in liability coverage, with RL Property Management named as an additional insured.
Pricing verified September 2026 against the RL Property Management Client Handbook. Reviewed by Peter Lohmann, Principal Broker and CEO.
See the number for your property
A free consultation gets you a rent range and a written quote. Own 40 units or more? We will build custom pricing around the whole portfolio.