For rental investors
Property management that runs on numbers, not promises
Whether you're buying your first rental or running a portfolio, you should be able to model your costs before you ever talk to us. Our core fees are on this page.
Buying your first rental
Know what it will cost before you buy
- Get a free rental analysis on a property you own or are considering, so your rent estimate is based on local data.
- Use the calculator below to add management costs to your pro forma.
- Bring your questions to a free 20-minute strategy call. "None yet" is a fine answer to how many rentals you own.
Growing or switching a portfolio
Compare us line by line
- Published fees and owner terms you can put side by side with your current manager's.
- Try us with no penalty for 30 days. After that, leave with 45 days' written notice.
- We handle the handoff from your current manager. See how switching works.
Cost calculator
What UTZ costs on your property
Enter a monthly rent to see our fees, with the math shown. These are our published fees only.
This is an illustration, not a quote. It covers our core fees only. Maintenance costs and other services and charges are described in your management agreement.
| Management (9% of monthly rent ($100 minimum)) | |
|---|---|
| Leasing (one month's rent) | Once per placement |
| Year 1 total | |
| Year 2 if the tenant renews |
Owner terms at a glance
The details experienced investors ask about
Ask every manager you're considering for these in writing. Here are ours.
| Management fee | 9% of monthly rent ($100 minimum) |
|---|---|
| Leasing fee | One month's rent, once per placement |
| Renewal fee | $250 |
| Taking over a home with a tenant in place | No leasing fee. If the existing tenancy has problems, a $450 troubled-tenant takeover fee may apply. A troubled tenancy is one where, when UTZ takes over, the tenant has an unpaid rent balance, an eviction needs to be started, or there's an active dispute. |
| Tenant Placement Guarantee | If a tenant we place leaves within 12 months, no second leasing fee. Details |
| Cancellation | No penalty in your first 30 days. After that, 45 days' written notice. |
| Maintenance approval limit | $300 for most repairs; $600 for HVAC, plumbing or electrical; $1,200 for a water heater. Above that, we ask you first. In an emergency, we may go over the limit, but only as much as it takes to stop the emergency. Then we contact you about next steps, such as repair estimates and whether to involve insurance. |
| Owner reserve | $300 minimum ($200 per unit for owners of multi-unit properties) |
| Owner payouts | Twice a month by direct deposit, on the 15th and 25th (the next business day if either falls on a weekend or holiday) |
| Agreement term | No penalty in your first 30 days, then 45 days' written notice |
| Other charges | Other charges, such as maintenance costs, are passed through as described in your management agreement. |
Reporting
See your numbers any time
- Monthly owner statements and invoices in your Rentvine owner portal, available 24/7
- Year-end 1099s in the same portal
- Maintenance requests tracked in Rentvine, with invoices posted to your portal
- In-person move-in and move-out inspections with photos, mid-lease condition checks through Inspection Express, and a yearly in-person inspection once a resident renews past their first year.
Sample owner statement
See exactly what you get each month: rent received, fees, and the math behind your net payout. Built with fictional data.
View a sample statement (PDF)Accountability
How we're held accountable
Under 3%Tenants more than a month behind on rent (monthly average)
Under 2%Evictions completed, as a share of tenancies (trailing 12 months)
1 business dayResponse time
12 monthsTenant Placement Guarantee
30 daysLove Us or Leave Us
Run by an investor
Managed the way an investor would want
Jenni Utz has more than 20 years in real estate investing, property management and remodeling. She built UTZ to give owners what she wanted as an investor: proactive communication, clear numbers, and a team that treats every property like its own.
Talk through your portfolioGoogle reviews
4.5 out of 5175 Google reviews →What investors say about UTZ
“We have been working with UTZ property management for the last eight years! Our direct contact [Nichole] has always been very quick to respond to any issues that may arise with our property. We live in Texas, so it was very important to us to have a property management company that is reliable and dependable!”
“UTZ currently manages 7 units for us in the Carroll County area. Nichole has been very responsive and helpful to us, and our tenants. It's very helpful to have them taking care of the day to day activities with the tenants, so we can focus on other areas of the business.”
“We have been dealing with UTZ Property management for over 10 years and have been very satisfied with the service they provide. In summary, great operation, easy to deal with and always available to handle any issue that may arise.”
Find out what your property should rent for
Get a free rental analysis from a local team that has managed Maryland rentals since 2005.