Introduction
You hired a property manager to make your life easier.
To protect your investment.
To help you build long-term wealth without trading your nights and weekends for late-night maintenance calls.
But if you’re like many San Antonio landlords, there may come a point when you wonder…
“Is my property manager actually doing a great job, or just doing the bare minimum?”
If that question’s been on your mind, you’re not alone. In this article, we’ll walk you through a quick, no-fluff self-audit to assess whether your current San Antonio property management setup is working for you… or against you.
Part 1: The Vacancy Question
Ask yourself:
- How long did your last vacancy sit on the market?
- Did your property manager provide a pricing analysis before listing?
- Were you given any feedback from showings or applications?
Why it matters:
Vacancy is the most expensive part of owning rental property… and too often, it’s avoidable.
In a market like San Antonio, where demand is strong in most submarkets, a well-managed property shouldn’t sit empty for months unless it’s overpriced, under-marketed, or poorly presented.
Green Flag: Vacancies filled within 21-30 days with quality tenants
Red Flag: Poor photos, no updates during leasing, unclear pricing strategy
Part 2: The Tenant Quality Test
Ask yourself:
- Have your tenants been paying on time?
- Have you had any evictions or major complaints in the past 12-18 months?
- Do you receive screening details before a lease is signed?
Why it matters:
Your rental is only as profitable as the people living in it. Poor screening leads to late payments, property damage, and headaches you paid someone to avoid.
Green Flag: Tenants stay long-term, pay on time, and cause minimal issues
Red Flag: Frequent turnover, vague screening process, and no tenant insights
Part 3: Maintenance Handling
Ask yourself:
- When was the last routine inspection?
- Are you notified of maintenance issues right away?
- Do you receive photos, quotes, or updates after repairs?
Why it matters:
Deferred maintenance is one of the top profit-killers in real estate. And unaddressed repairs are a top reason good tenants leave.
Green Flag: You’re notified promptly, see real documentation, and vendors are professional
Red Flag: Tenants complain about slow responses, and you find out about problems after move-out
Part 4: Communication & Reporting
Ask yourself:
- Do you have access to monthly income/expense reports?
- When you ask a question, how quickly do you get a response?
- Does your manager feel like a partner or a gatekeeper?
Why it matters:
It’s your property. You should always feel informed, not like you’re chasing down answers or waiting days for an email.
Green Flag: You have access to a real-time portal, and communication is proactive
Red Flag: You only hear from your manager when rent is late—or when you initiate contact
Part 5: Long-Term Strategy Alignment
Ask yourself:
- Has your manager suggested any ways to increase rent or reduce expenses this year?
- Have they discussed renewal rates, lease timing, or investment growth?
- Do they understand your long-term goals?
Why it matters:
A true property manager isn’t just there to put out fires… they should be helping you grow your returns, protect your asset, and scale when you’re ready.
Green Flag: Strategic conversations about improving NOI, renewals, or future acquisitions
Red Flag: No proactive advice, no performance tracking, and no vision beyond “we collected rent”
So… Is It Time to Rethink Your Property Management?
This isn’t about micromanaging. It’s about making sure the company managing your biggest investment is delivering on what they promised, and what you need.
If you walked through this self-audit and noticed more red flags than green, you’ve got two choices:
- Hope things improve.
- Have a conversation with a company that prioritizes performance, transparency, and aligned goals.
Conclusion
You shouldn’t have to settle for average. In a city like San Antonio, with a growing rental population and high demand for well-managed homes, you deserve a property manager who protects your time, your tenants, and your ROI.
So don’t just ask, “Is my manager doing the job?”
Ask:
“Are they helping me build the future I want?”
If the answer isn’t a confident yes, it might be time to upgrade.
Want To Take Your Next Step?
If you’re ready to take a fresh look at your property’s performance, our San Antonio property management team offers a free rental audit with no obligation. Let’s see where you stand and how we can help you get where you want to go.
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