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Everything a rental needs, under one roof
Five services that run from the day a property is listed to the day a lease is enforced, on a single house or on a block of units. Take the reins off yourself and let us run the property as a business.
What we take on
Owning a rental should increase your net earnings, not turn you into the maintenance person. Each of the five below is handled in house, and each has its own page if you want the detail.
Rental Marketing and Pricing
Every day a rental sits empty is a day of rent that never comes back. Pricing it right the first time matters more than most owners think. We pull current comps from the specific pocket of Knoxville the property sits in, because a two bedroom in Fountain City does not rent like one in Bearden or South Knoxville, and student demand near UT moves on a different calendar than a family home in Farragut.
Pricing is only the first half. The second half is putting the listing where renters are actually looking, with photos that show the property honestly and a description that answers the questions people ask before they call. We schedule and run the showings ourselves rather than handing out a lockbox code and hoping for the best, and we track how many inquiries turn into applications so the price can be adjusted quickly if it is not pulling interest.
What is included
- Comparative market pricing analysis by neighborhood
- Professional photos and written listing copy
- Syndication to major rental listing sites
- Scheduled and staffed showings
- Yard sign and local visibility
- Applicant funnel management through move in
Tenant Screening and Placement
An application that looks fine on paper can still fall apart in month three. We verify income against pay stubs or bank deposits rather than taking a stated salary at face value, and we pull credit and background reports that hold up if a decision is ever questioned. Knoxville has a wide mix of renters, from UT students with a cosigner to TVA and Oak Ridge employees with steady income, and each of those situations gets checked differently.
The part most screening skips is calling the previous landlord and actually asking how the tenancy went, not just confirming dates. We ask about late payments, property condition at move out, and whether they would rent to that person again. That phone call catches problems a credit score does not show. The goal is a tenant who pays on time year after year and does not turn small wear into a costly move out.
What is included
- Application intake and identity verification
- Credit and background check
- Income and employment verification
- Direct calls to previous landlords
- Lease drafting and signing
- Documented move in condition report
Rent Collection and Owner Reporting
A management company should be judged mostly on one thing, the cash that actually reaches the owner and whether the paperwork behind it makes sense. Rent gets collected through an online portal on a fixed schedule, with late fees applied automatically according to the lease rather than left to a phone call that may or may not happen.
Every month the owner gets a statement showing rent collected, any maintenance or vendor costs deducted, and the net amount disbursed, so there is no guessing at what the property brought in. At year end that same record rolls up into a tax summary instead of an owner scrambling through twelve months of scattered receipts. If a tenant pays late or misses a payment, that gets flagged and handled the same week, not folded quietly into next month's total.
What is included
- Online rent payment portal for tenants
- Automated late fee application per lease terms
- Monthly income and expense statements
- Year end tax summary documents
- Owner disbursements on a fixed schedule
- Security deposit accounting and reconciliation
Maintenance Coordination
Owning a rental should not mean your phone rings at ten at night because a water heater failed. Maintenance requests come to us first, get sorted by urgency, and get sent to a vendor who is actually qualified for that specific repair, rather than whoever answered the phone fastest.
East Tennessee weather creates its own maintenance calendar. Summer humidity pushes HVAC systems hard and a neglected unit will fail at the worst time, while a hard freeze in January can split a pipe in a crawlspace that never gets checked otherwise. We run seasonal inspections to catch that kind of thing before it becomes a claim, and every repair gets documented with photos and cost so the owner sees what was done and why. Deferred maintenance is one of the most common reasons owners end up selling a rental earlier than they planned, usually because a small leak or a slow drain turned into a much bigger bill.
What is included
- Maintenance request intake for tenants
- Vendor scheduling and quality oversight
- Cost approval thresholds set with the owner
- Seasonal preventive inspections
- Photo documentation of completed repairs
- Emergency response coordination
Lease Enforcement and Evictions
Most landlords do not enjoy confrontation, and that hesitation is exactly how a late payment turns into three months of unpaid rent. We hold the lease terms firmly from the first missed payment or violation, issuing notices on schedule and documenting everything in case it needs to go to court.
If it reaches that point, we file with the appropriate Knox County court, attend the hearing, and manage the process through judgment. The part most owners do not expect is what happens after the judgment. Getting a court order is not the same as getting the unit back, and the writ of possession and coordination with the sheriff's office is a step that trips up landlords handling it alone, often costing them weeks of extra vacancy while they figure out the process. We move that step along and get the unit turned around and back on the market as fast as the process allows, because every extra week of vacancy is money the eviction already cost.
What is included
- Lease violation notices and documentation
- Late rent and pay or quit notices
- Court filing coordination with Knox County
- Attendance at eviction hearings
- Writ of possession follow through after judgment
- Unit turnover and re-listing after vacancy
How a property comes on with us
No long onboarding process and no pressure on the first call. Daniel will tell you what he would do with the property, and you decide from there.
Book a call with Daniel
Tell us the address, whether it is occupied, and who runs it now. Daniel takes these calls himself.
Walkthrough and comps
We inspect the property and pull recent rental comps in the same submarket to set an asking price.
Listing and showings
Photos, copy and pricing go live across the major rental sites, and we staff the showings ourselves.
Screening and lease
Income, credit and previous landlords all get checked before anyone signs and collects keys.
Management from there
Rent collection, maintenance coordination and a monthly owner statement that shows what the property earned.
Every kind of rental in East Tennessee
Our team specializes in a multitude of rental properties ranging from apartment complexes to individual single-family homes, condos, and more across Eastern Tennessee. We are your Knoxville property manager who is dedicated to providing top-quality service that reflects our deep care and commitment to your property.
Great Tenants
Strong employment and credit history, market rent paid year after year, and a renter who treats your asset with care. We call previous landlords before anyone signs.
A Company That Answers
A Mom and Pop approach with high level corporate values. We tell property owners the bad news as promptly as the good news, and you never feel alone while we manage the property.
Passive Income
We work with owners who want to increase net earnings, not take on the role of maintenance person. Too many landlords sell early because self management wore them out.
Predictable Cash Flow
Marketing, tenant selection, rent increases and accurate records, handled the same way every month so the number that reaches you stops being a guess.
Not sure which of these you need
Most owners start with all five and some only want the marketing and the screening. Put twenty minutes on Daniel's calendar and he will tell you what the property actually needs.
Tell us about the property.
Send the address and what is not working today. Daniel reads these himself and will come back to you by email, or you can put time on his calendar right now.
Message sent
It is on its way to daniel@stonebrookmgmt.com. Daniel reads these himself and will come back to you. If you would rather talk it through, you can book a call here.
