13 Contract Questions to Ask a Florida Property Manager Before You Sign

By Hayley Dunford, Licensed Florida Broker · License BK3292167

Last reviewed: May 23, 2026

The sales conversation and the signed contract are two different things. A property manager can promise responsive service and a fair fee in a meeting, but only the management agreement is binding. Florida landlords who skip the contract questions are the ones who discover surprise leasing fees, maintenance markups, or a 90-day exit clause months later.

Use the checklist below during your final review of any agreement. It is grouped into five areas — fees, maintenance, screening, reporting, and compliance — so you can compare two or three managers side by side. For a broader vetting interview, pair this with our 25 questions to ask before hiring a property manager.

Fees and Costs (Questions 1-4)

1. Is the monthly management fee charged on collected rent or scheduled rent? Only "collected rent" protects you — it means you pay nothing if the tenant does not pay. "Scheduled rent" bills you regardless.

2. Is there any fee while the unit is vacant? Many companies keep charging a reduced fee on empty units. Confirm the number in writing. (Rentwise Florida charges $0 while vacant.)

3. List every additional fee: setup, leasing, renewal, marketing, inspection, and administrative. Ask for the complete fee schedule on paper. Our Florida PM fees guide shows typical ranges so you can spot outliers.

4. How and when are fees deducted, and what does the monthly statement show? Fees should be transparent line items on your owner statement, not bundled into a single opaque number.

Maintenance and Repairs (Questions 5-7)

5. What is the markup on maintenance and vendor invoices? Anything above roughly 15% is high. Some managers pass costs through at actual cost with a flat coordination fee instead — confirm which model the contract uses.

6. What is my approval threshold for repairs? The contract should name a dollar figure (commonly $200-$500) below which work proceeds automatically and above which your written approval is required.

7. Who handles after-hours emergencies, and are vendors licensed and insured? Look for a 24/7 emergency line and a written commitment to licensed, insured vendors — unlicensed work creates liability for you.

Tenant Screening and Leasing (Questions 8-9)

8. What screening criteria are written into your process, and are they applied uniformly? Strong answers cover credit, income (typically 3x rent), criminal history, eviction records, and rental references — documented and applied identically to every applicant for Fair Housing compliance.

9. Who drafts the lease, and is it attorney-reviewed for Florida? The agreement should rely on Florida-specific, attorney-reviewed lease templates, not generic online forms. Confirm who is responsible if a lease provision is later found unenforceable.

Communication and Reporting (Questions 10-11)

10. What reporting do I receive, when, and through what portal? Expect a monthly owner statement (by the 5th-10th), real-time owner-portal access, and year-end 1099 tax documents. Get the timing written into the agreement.

11. What is your response-time standard for owner and tenant communication? Vague promises like "we are very responsive" mean little. Ask whether response windows are defined anywhere in the contract or service standards.

Florida Compliance and Exit Terms (Questions 12-13)

12. How does the contract handle security deposits and evictions under Florida Chapter 83? It should reference the statutory deposit-return timelines and the proper notice process. See our Florida landlord-tenant law guide for the rules a compliant contract must follow.

13. What are the term length, notice period, and termination terms? Look for a reasonable notice period (30-60 days), no early-termination penalty, and no automatic multi-year renewal. If you ever need to leave, our guide on switching property managers smoothly walks through the process.

How to Use These Answers

Put the same 13 questions to every manager you are considering and write down the answers. The pattern that emerges is telling: managers with process-driven, specific, in-writing answers tend to run process-driven operations, while vague or evasive answers on fees and exit terms are themselves a red flag. The contract should confirm — in plain language — everything you were told verbally.

At Rentwise Florida, we welcome every one of these questions and answer them before you sign. Schedule your free consultation or call (941) 231-6414.