FAQs
Frequently Asked Questions
FOR RESIDENTS AND APPLICANTS
How do I apply for a rental?
All available properties are listed at www.pfmanage.com. Apply online directly from the listing, and we'll contact you promptly. You can also schedule a tour from the listing.
What are the application requirements?
We screen every applicant for income, credit history, rental history, and background. The same criteria apply to everyone, and we follow federal, Ohio, and local fair housing laws. Specific criteria are available on request before you apply.
Is the application fee refundable?
No. Application fees are non-refundable because they cover the cost of screening whether or not the application is approved.
Do you accept housing vouchers?
We follow fair housing laws in each location. In Columbus, that includes protections for all lawful sources of income, including Housing Choice Vouchers.
Can I pay my security deposit in installments?
For properties where local law provides for it, including the City of Columbus, you can pay the deposit in full before move-in or in equal monthly installments. We'll give you the options in writing before you sign your lease.
Do you allow pets?
Each property owner sets pet policies, and we list them on each listing.
How do I pay rent?
Online through your resident portal, where you can also see your balance and payment history.
How do I request maintenance?
Submit a request through your resident portal, with photos if you can. For emergencies like no heat, water leaks, or electrical issues, call 1-614-219-9123 right away (follow the prompts).
Call 911 first for fire, a gas smell, or anyone in danger. For a water main break in the street, call the City Water Department. For break-ins, theft, or vandalism, call the police. Once everyone is safe, call us so we can take care of the property.
If the leak is inside your home, turn off the water at the main shutoff valve where the water line enters the house, then call us right away.
FOR PROPERTY OWNERS
How do I hire Properties Forward?
Reach out to Kelly Hamilton at manager@pfmanage.com or 614-219-9123. We'll learn about your property and your goals and make sure we're a good fit for each other. If we move forward, we'll walk you through our management agreement line by line and get you onboarded.
What does management cost?
Single-family homes and condos are $120 flat per month. Multifamily properties with 2 to 4 doors are $75 per door per month, and 5+ doors are priced to fit the property. Onboarding is $100 per door. Tenant placement varies with rent and location and is quoted before we list. We spell out every fee in your agreement before you sign. See our Fees page for details.
How long is the management agreement? Can I cancel?
Agreements start with a 12-month term and then renew in six-month terms. To end the agreement at the end of a term, give us 30 days' written notice. You may end early (mid-term) with 30 days' notice and a cancellation fee spelled out in your agreement.
Can I switch to you from my current property manager?
Yes. We'll coordinate the handoff of leases, resident information, deposits, and records to make the transition as smooth as possible for you and your residents. Check your current agreement's cancellation terms before giving notice.
How and when do I get paid?
We send you rent collected, minus approved expenses and our fees, monthly with an itemized owner statement. Your agreement sets the payment date. You can log into your Buildium owner portal anytime to see your financials, transactions, and documents.
How are repairs handled? Will you spend my money without asking?
Your agreement sets a repair approval limit. Anything above that amount comes to you for approval first. The one exception is safety: if something affects habitability, like no heat, no water, or a failed electrical system, we'll fix it right away and keep you informed. That protects your residents and protects you.
Do I need special insurance?
Yes. You'll need a landlord (rental dwelling) insurance policy that lists Properties Forward as an additional insured. A standard homeowner's policy usually doesn't cover a rental.
Who holds the security deposit?
You do. We collect the deposit from the resident and forward it to you to hold, and your lease will say so. We'll make sure you know what Ohio law requires for holding and returning it.
Do you inspect the property?
We offer a routine inspection about every six months, so you know your property's condition. You can accept or decline each one, and you can request an inspection at any time. Your agreement lists the per-inspection fee.
What types of properties and areas do you manage?
Market-rate single-family homes and multifamily properties up to about 25 doors, mainly in the corridor from Downtown Columbus to Ashville and out to London. We don't manage student housing or campus properties. See Who We Are for more.
Do you offer leasing only, without full management?
Yes. If you'd rather self-manage but want help finding and placing a qualified resident, we offer leasing-only services. Reach out to Kelly to talk through what that looks like for your property.
Can you help me buy or sell a rental property?
Yes. Properties Forward is part of Realty Forward, LLC, a licensed Ohio real estate brokerage, so we can help when you're ready to grow or sell your portfolio.
FOR REAL ESTATE AGENTS
Do you work with real estate agents?
Yes, and we value those relationships. If you have a client who owns a rental and wants a manager, send them our way through our Referral Manager. We pay a referral fee to your brokerage once the owner signs, and we collect the first month's rent.
What if my referral later wants to buy or sell?
We'll reach out to you. If an owner you referred to us tells us they're thinking about selling or buying another property, you'll hear from us first so you can be part of that conversation. You made the introduction, and we don't forget that. You started the relationship, and we'll keep you in it.