For operators who manage rentals across markets
The rules in every state behind running single-family rentals in more than one market.
State-by-state landlord-tenant law and licensing with the official statute behind every answer, plus a multi-state compliance matrix, guides and calculators for companies running larger single-family portfolios. Free, no login.
Start with your role
A large operation is a group of people with different jobs
One standard process with state variants, renewals without missed dates, and a team doing the same work in every market.
What the law says in each state, what is changing and when, with the official citation behind every answer.
Speed with owners and residents, routing rules, and the numbers that show where leads are lost.
Trust accounts, deposits, owner statements and tax reporting, as each regulator requires.
- Property Manager Trust Accounting Rules: What Regulators Audit
- What Property Managers Must Send Owners: Statements and Records
- Security Deposit Rules by State: Caps, Interest and Deadlines
- 1099 Rules for Property Managers in 2026: Who Files What
- Electronic Signatures and Notices for Property Managers by State
Law changes
Law changes coming up
Deposit cap exception for post-closing occupancy
Signed April 20, 2026; the act took effect August 12, 2026. From January 1, 2027, post-closing occupancy agreements in home sales are exempt from the two-month deposit cap.
Georgia · January 1, 2027Restricting public access to some eviction records (SB 406)
On motion and hearing, a court may make dispossessory records non-public if the tenant won, paid the judgment in full, or 7 years have passed since dismissal or a fully paid judgme...
Illinois · January 1, 2027Rental fee transparency and junk fee ban (HB 3564)
For leases entered on or after this date (except owner-occupied buildings with 6 or fewer units), non-optional fees must be on the lease's first page and in listings, listed junk f...
Oregon · January 1, 20272027 rent increase cap set at 10%
The state set the 2027 maximum at 10% for tenancies under ORS 90.324(1)(b), which covers ordinary residential tenancies under ORS 90.323. The 7% plus inflation formula came to abou...
Tennessee · January 1, 2027Tenant firearm rights
For agreements entered, amended, extended, or renewed on or after this date, landlords may not ban lawful firearm possession in the unit or the tenant's vehicle in tenant parking, ...
Utah · January 1, 2027Domestic violence lease termination update
A 2026 amendment to the crime victim and domestic violence victim lease termination section takes effect January 1, 2027.
Guides
Latest
Using AI in Property Management: Compliance Rules for 2026
AI call answering, chatbots and screening tools fall under existing TCPA, fair housing, FCRA and FTC rules, plus new Utah, California and Colorado laws.
October 13, 2026 · 32 sourcesComplianceCall Recording Across States: Consent Rules for Property Managers
Federal law needs one party's consent to record a call. Many states need all parties. Disclose at the start, keep records, and follow the strictest rule.
October 13, 2026 · 31 sourcesComplianceElectronic Signatures and Notices for Property Managers by State
E-SIGN and state law validate most electronic leases and addenda, but eviction notices, tenant consent rules and proof of who signed still decide disputes.
October 13, 2026 · 25 sourcesOperationsHow to Run Lease Renewals Across Hundreds of Single-Family Homes
Set one renewal trigger date per lease from the strictest notice rule. Ten states verified, federal items, a pricing method and a 120-day checklist.
October 13, 2026 · 31 sourcesOperationsRunning Single-Family Rentals in Several States: Operating Model
Run one standard process with state variants set by statute: licensing, in-state offices, trust accounts, city rules and a quarterly review.
October 13, 2026 · 24 sourcesFair housingTenant Lead Routing and Fair Housing for Single-Family Operators
How you route and answer rental inquiries is a fair housing control. Uniform answers, written criteria, state income rules and consent decide your exposure.
October 13, 2026 · 17 sourcesCompare all states
What property managers look up most
Security deposit limits by state
Every state side by side, each with its citation.
MoneySecurity deposit return deadlines by state
Every state side by side, each with its citation.
MoneySecurity deposit interest and holding rules by state
Every state side by side, each with its citation.
MoneyLate fee laws by state
Every state side by side, each with its citation.
MoneyRental application fee limits by state
Every state side by side, each with its citation.
MoneyRent increase notice requirements by state
Every state side by side, each with its citation.
MoneyRent control laws by state
Every state side by side, each with its citation.
Notices and evictionPay or quit notice periods by state
Every state side by side, each with its citation.
Calculators
Put a dollar figure on the problems you already know about
Vacancy cost calculator
What an empty rental really costs the owner, per day and per turnover, once rent, utilities, make-ready and marketing are counted.
CalculatorsOwner churn calculator
How much revenue leaves every year when owners cancel their management agreement, and how many doors you need just to stand still.
CalculatorsLifetime value of a door and an owner
What one new owner is worth to your property management business, and what each owner lead is worth before you even call it back.
CalculatorsMissed owner call calculator
What unanswered calls from property owners shopping for a manager cost your company each year, in doors and in revenue.
CalculatorsStaffing capacity calculator
How many doors your property management team can carry at today's pace, and how many people you need to hit your growth target.
CalculatorsRenewal vs turnover calculator
Is a smaller renewal increase better for the owner than pushing to market rent and risking a move-out? Compare both in year one.
Playbooks
Checklists for the work that repeats every week
Owner onboarding: the first 30 days
From signed management agreement to a property that runs without surprises. Plan the first month in detail, because it is the first look the owner gets at how you work.
PlaybooksTenant move-in checklist
Signed lease to keys in hand, with nothing missed. Built on dates relative to the move-in day so it works for every lease.
PlaybooksMove-out and turnover checklist
Notice received to the next lease signed, built to cut vacant days and keep you inside the deposit deadline.
PlaybooksLease renewal timeline
A 120-day renewal process. Start early so the offer reaches the tenant before they decide whether to move.
PlaybooksRent delinquency workflow
A consistent, documented path from missed rent to resolution. Same steps for every tenant, every month.
PlaybooksOwner lead follow-up: the 21-day sequence
What to do in the first 5 minutes, first day and first three weeks after a property owner asks about management.
Talk through your operation with Julian
20 minutes, no slides. Bring the process that is hardest to keep consistent across your markets, such as owner leads, renewals, maintenance or the phones, and leave with two or three changes to make.
Julian Calvo works with property management companies on the processes and software behind this work.