Leasing Overview & Timeline

Average Time to Lease: 35 days (varies by seasonality, price, condition, and competition)

Once the make ready and cleaning are complete, we take photos and list the property within 5 days. We immediately begin showings, screen applicants, and sign a lease with the best-qualified applicant. Move-in is typically 14 days after lease signing.

Leasing Commission

• New Lease: 85% of one month's rent, earned at the time the lease is executed. When the prospective tenant is represented by another agent, SPM pays that agent 50% of one month's rent, netting SPM 35%.
• Lease Renewal: $395 flat fee, earned when the renewal becomes effective. Note: this does not apply to month-to-month extensions, only formal renewals.

Listing, Photos & Marketing

We list properties on the HAR website and syndicate those listings to Zillow, Redfin, Realtor.com, and 30+ additional marketing websites.

Photography: $150 per property. We also offer a Matterport 3D Virtual Tour upgrade for an additional $100. Based on our data, high-quality photos and 3D tours meaningfully reduce time on market.

Rent Pricing: You set the rent price — we provide a competitive market analysis and recommend adjustments based on weekly showing activity and applications received. During the listing period, we communicate weekly via email with showing activity reports and suggested price changes based on market feedback.

Tip: Leasing a home more quickly at a slightly lower price will generally provide a greater financial benefit than allowing a home to sit on market at a higher price. For example, on a $3,000/month home, every week of additional vacancy costs $750 in lost income.

Screening Process (8-Point)

Applications are processed within 48 hours. We thoroughly verify income, rental history, employment, identification, bank statements or tax records, criminal history, credit history, and pet screening (including vaccination records, bite history, and photos).

Our 8-point screening process:

1. Criminal Background Check — Conducted on all applicants over age 18. Background must exhibit a pattern of responsibility.
2. Credit Report — Thorough credit check with a minimum score requirement. We have the ability to increase the security deposit for borderline applicants.
3. Previous Landlord Verification — Applicants must receive positive references from all previous landlords for the past 5 years.
4. Eviction History Check — Strict zero historical eviction policy.