Arbors Management Earns 11 Awards From AAMP Apartment Excellence Awards

PITTSBURGH, PA – On July 14th, Regional Manager Katie Finnefrock and Crafton Plaza Property Manager, Sherr-ie Yetter, represented Arbors Management, Inc. at the 26th annual Apartment Excellence Awards presented by the Apartment Association of Metropolitan Pittsburgh (AAMP) held at Rivers Casino. According to AAMP, “this annual awards program recognizes the property owners, managers and staff of those regional communities that achieve the highest standards of property management.”

Arbors Management, Inc. properties took home 11 awards total from the event. The properties and achievements awarded are as follows:

  • Noble Towers:
    Multi-Story Federally Assisted Housing Overall Community Appeal
    Multi-Story Federally Assisted Housing Curb Appeal
  • Perrysville Plaza:
    High Rise Federally Assisted Housing Overall Community Appeal
    High Rise Federally Assisted Housing Curb Appeal
  • Colony East Townhomes:
    Townhouse Curb Appeal
  • K. Leroy Irvis Towers:
    High Rise Federally Assisted Housing Curb Appeal
    High Rise Federally Assisted Housing Overall Community Appeal
  • Crafton Plaza:
    • Multi-Story Federally Assisted Housing Overall Community Appeal
      Multi-Story Federally Assisted Housing Curb Appeal
    • BEST OF THE BEST (1 of 12 presented) – Multi-Story Federally Assisted Housing Community Appeal
    • BEST OF THE BEST (1 of 12 presented) – Multi-Story Federally Assisted Housing Curb Appeal

Beginning in 1982, Arbors Management, Inc. has built a portfolio of over 4,000 residential units with a large majority in the affordable housing segment across Western PA and West Virginia. The team at Arbors Management is honored to have earned these accolades and is excited to continue serving the Pittsburgh area with integrity and excellence. Congratulations to all who were recognized in the 2022 Apartment Excellence Awards!

If you’d like to learn more about how Arbors can help you manage your property, please contact us.

Arbors Management, Inc. Obtains Management of 81-Unit Apartment Complex Eva P. Mitchell in Pittsburgh, PA

Arbors Management, Inc. Obtains Management of 81-Unit Apartment Complex Eva P. Mitchell in Pittsburgh, PA

PITTSBURGH, PA – Arbors Management, Inc. is excited to announce that they are the new management agent of the Eva P. Mitchell building in Allegheny County, Pennsylvania, as of May 24th, 2022. The property is located at 7113 Mary Peck Bond Place, Pittsburgh, PA, conveniently close to Lincoln Park, Highland Park, the Allegheny River, downtown shopping, and so much more. The Mitchell building, which was originally the historic Lemington Center built in 1883, is an affordable housing complex designated for elderly and persons with disabilities with 81 one bedroom efficiency units.


“We are very excited to be working with Eva P. Mitchell to continue the important work of providing affordable housing to the residents of the city of Pittsburgh,” said Christopher Wagner, President of Arbors Management, Inc. Pittsburgh has always been a lively and welcoming city, and has only grown in popularity over the years. “It’s no secret why people are moving to Pittsburgh left and right,” Christopher continued. “It’s an incredibly diverse city with plenty to offer for everyone who calls Pittsburgh ‘home,’ as well as visitors.” With plenty of public transportation, parks, shopping, grocery stores, and entertainment around every corner, the opportunities for the residents of Eva P. Mitchell and Pittsburgh alike are endless. 


Beginning in 1982, Arbors Management, Inc. has built a portfolio of over 4,000 residential units with a large majority in the affordable housing segment across Western PA and West Virginia and continues to grow. The team at Arbors Management is looking forward to building a lasting relationship with the community at Eva P. Mitchell.

Read the article online here, or read it in print in the Pittsburgh Business Times on July 8th, 2022.

If you’d like to learn more about how Arbors can help you manage your property, please contact us.

Property Spotlight: Carmichaels Arbors

Property Spotlight: Carmichaels Arbors

By: Brady Merkle, Regional Operations Manager, and Michelle Cherup, Property Manager at Carmichaels Arbors

Welcome to Carmichaels Arbors! 

Carmichaels Arbors is a beautiful community consisting of 76 garden-style apartments. We have 16 buildings spread over four acres with sidewalks leading to the front door of every apartment.  Every resident has their own patio and garden area where they plant beautiful flowers and vegetable gardens. Property grounds are meticulously maintained by onsite staff all year round. The community is tucked away in a quiet area of Carmichaels, Pennsylvania, just a few blocks from the quaint town circle and necessary stores, banks, and restaurants.


Carmichaels, PA is a small borough located about 60 miles south of Pittsburgh, PA and approximately 30 miles southeast of Washington, PA.  Notable places to visit near Carmichaels include the Skyview Drive-In Theatre and Thistlethwaite Vineyards. Cedarwood Apartments, another property managed by Arbors Management, is only one mile away from Carmichaels Arbors.


What makes Carmichaels Arbors most special are the residents. They are a friendly group that care for and watch out for one another. When the weather is nice, you’ll see big smiles and hear joyful laughter coming from our beautiful courtyard in the middle of the complex. Residents also gather in our charming community room to play cards and bingo, and to have the most fun and festive holiday parties. Those of us who get to work and live at Carmichaels Arbors are very fortunate to be a part of such a special community!

Did You Know?

Carmichaels Arbors is a Project Based Section 8 Housing community and became so after its construction in 1978. Our affordable apartments are designated for the elderly and persons with disabilities. 

The community room is a great place for residents to socialize with their friends and neighbors. The community room is used for hosting all sorts of events including cards/bingo, birthday and holiday parties, and a monthly Library Program. It even has a computer station open to the residents!

The property is almost entirely smoke-free, but we do still have a central designated smoking section for residents to utilize.

A Look Inside Our Homes

Our 1-bedroom garden-style apartments have private entrances and plenty of space to make a cozy, welcoming home!


About the Manager: Michelle Cherup

My professional career started as an Administrative Assistant at Howard Hanna Real Estate. After working there for several years, I decided it was not for me. After I had my son, I decided I wanted a job closer to home, so I got a job working for a small property management company called Dentino Agency in California, PA, which managed housing for college students. The owner encouraged me to get my Real Estate license. While working there, I found that I really liked the property management side of real estate.

After working a couple of other positions, one wonderful day, I saw the Property Manager job posting for Carmichaels Arbors and Arbors Management. I immediately applied, as the property was only 15 minutes from my home. I had my interview with Paul Lingenfelter; we hit it off from the moment I met him and the rest is history. To me, working at Carmichaels Arbors is a dream job; I love the property, my co-workers, and especially the residents.

My husband and I love to travel to new places. He won’t fly but that’s okay because he will drive anywhere. Places we have traveled to in the past are San Antonio, TX, Memphis, TN, Boston, MA, Cape Cod, MA, Orlando, FL, Key West FL, Pensacola Beach, FL, Nashville, TN and we have been to Ocean City, MD, Myrtle Beach, SC and the Outer Banks, NC.

We are excited this year to be traveling to Key West, FL again; we are stopping at Savannah, GA on the way down for a few days and Daytona Beach, FL on our way back. Every month we try to go somewhere for a weekend trip. Some of my favorite weekend spots are Deep Creek, MD and Annapolis, MD where the seafood is delicious. My favorite place we have ever been is Key West, FL, and we are so excited to be going back this July. I have a feeling it will be hard to leave, so if I don’t return, you will find me selling straw hats on a corner in Key West! 

My husband Jim and I are high school sweethearts, the old football player/cheerleader story. We have been happily married for 35 years this coming October. We have one son, Austin; he is 25 and we are very proud of him. We also have a silly grand-dog named Willie Nelson who we adore. I am truly blessed with the life I have!

Interested in Carmichaels Arbors?

If you’re interested in filling out an application or learning more about Carmichaels Arbors and all we have to offer, please take a look at our property page or contact property manager Michelle Cherup at 724-965-7111 or

What Kind of Fees Can I Expect From Arbors Management?

What Kind of Fees Can I Expect From Arbors Management?

What Kind of Fees Can I Expect From Arbors Management?

Every property management company has a different way of working and a different way of charging management fees. 

For example, you might hire a management company that charges one flat rate, or you might find a property manager who charges separately for every service that’s performed.

At Arbors Management, we have three all-inclusive fees. We do not like to piecemeal our costs, and we don’t have an upcharge on our maintenance services.

Today, we’re talking about our three fees upfront and what all you can expect when you work with us. 

These fees are also similar to many of the fee structures you’ll find with property management companies in and around Pittsburgh.


Leasing Fees in Pittsburgh

Our leasing fee is the equivalent of one month’s rent, meaning the first month of rent that we collect for you will pay for our leasing services. It’s a one-time fee that’s paid at the beginning of the lease.

This fee covers everything involved in finding and placing a great resident, including:

  • Marketing your property
  • Showing your property
  • Rent pricing
  • Preparing the property for rent 

We’ll also handle the application process and screen each resident thoroughly and in compliance with the fair housing laws.

Once we’ve approved a resident, we’ll take care of:

  • Collecting the move-in funds
  • Conducting a move-in inspection of the property to document its condition
  • Executing the lease agreement


Management Fees in Pittsburgh

Then, you’ll have the monthly management fee, which is typically 9 percent of your monthly rent. 

The management fee can differ depending on a few different factors: 

  • How many units the property has
  • If we will need to employ onsite staff
  • How many total properties we’re managing for you
  • How much those homes are earning
  • The neighborhoods in which those homes are located 

Your management fee will come directly out of the rent we collect from the residents. It includes everything that’s covered in our management services, from lease enforcement to inspections to maintenance. 

The management fee also covers:

  • Our resident and vendor communication
  • Any notices that need to be served
  • Our accounting and bookkeeping
  • The portals we provide for residents and owners


Lease Renewal Fees in Pittsburgh

Our final fee is a renewal fee, which is a flat $250 charge that you’ll pay each time we renew a resident. 

When you think about the cost of resident turnover and vacancies, it’s easy to see what a value $250 is. 

We’ll work hard to retain your residents, and the renewal fee will cover our negotiation and signing of the new lease. It costs you a lot less than it would if you were paying a new leasing fee.


In Conclusion…

There is no single right way to charge management fees, but the most important thing is that the company you’re working with is transparent and honest. 

The last thing you need as an owner and investor is to be surprised by extra charges, and it’s important to review your management agreement before you sign it.

Contact us at Arbors Management if you’d like to know more about our services and their costs. Our Portfolio Managers and Leasing Specialists would be happy to provide a personalized quote that’s based on your property and its unique needs!

Section 8 Housing: Section 8 Vouchers vs. Project-Based Section 8 Housing

Section 8 Housing: Section 8 Vouchers vs. Project-Based Section 8 Housing

By: Cindy Peterle-Harris, Director of Compliance at Arbors Management


Section 8 Housing: Section 8 Vouchers vs. Project-Based Section 8 Housing

It’s likely that you’ve heard of Section 8 housing, or its two subcategories, but do you know exactly what it is? 

According to this article on, the Section 8 Housing program is “the federal government’s major program for assisting very low-income families, the elderly, and persons with disabilities to afford decent, safe, and sanitary housing in the private market.”

Oftentimes, there can be confusion regarding the Section 8 program, who qualifies for Section 8 housing, what it means for owners and their rental properties, and more.

Today, we’re going to try to clear up some of that confusion for owners and tenants by discussing Section 8 and breaking down the two housing programs – Section 8 Vouchers and Project-Based Section 8 Housing – that fall under that title.


Program #1: Section 8 Voucher Program

The first type of Section 8 housing is the Section 8 Voucher Program. 

A Section 8 Housing Choice Voucher is a type of housing assistance that will pay a portion of the rent that is charged on a unit. 

The Voucher is awarded by the local Housing Authority to a qualified applicant and can be used at any rental property that accepts Section 8 Vouchers.


Who Qualifies for the Section 8 Voucher Program? 

There are income and household composition requirements that must be met to qualify, but the applicant should contact the local housing authority for more information on those requirements.


Accepting Vouchers as a Property Owner

If you’re a single-family rental property owner, you can agree to accept these Section 8 Housing Vouchers if you so choose. If you do, you will receive all or some of the rental payment directly from the housing department every month. 

Many rental property owners in Pittsburgh find this to be a good strategy because it’s guaranteed rent. You won’t have to chase down residents for late rent or missing payments because you know exactly where the money is coming from – a government agency.

However, even though your rent payment is guaranteed, there are still some hoops to jump through when you accept Section 8 Vouchers at your rental property. 

Your property will have to undergo several different types of inspections. If there are any habitability issues, you’ll need to fix them right away – otherwise the Voucher program will not approve you for participation. 

Additionally, there can be delays with rent payments, especially if there’s a government shutdown.

There can also be a difference in market rental values. With a market-rate property, you can set the rent at whatever you want; as long as the market will bear what you’re asking, you’ll get the rental price you ask for. But with a Section 8 Voucher, you are limited to what the Section 8 program determines is the acceptable rent rate for your property.


Does Arbors Management Accept Section 8 Vouchers?

Arbors Management will accept Housing Choice vouchers for the properties that have Low Income Tax Credits attached to them: The Meadows Apartments and 38 West Prospect Road in Washington, PA. 

We do not accept Vouchers for our Project-Based Section 8 or PRAC (Project Rental Assistance Contracts) properties because there is already a deep subsidy attached to the unit itself. If an applicant has a Housing Choice Voucher and moves to a Project-Based Section 8 or PRAC unit, the applicant will lose the Voucher. 

When looking for housing with a Section 8 Voucher, please be sure to check with your leasing agent to see if the owner will accept a Housing Choice Voucher.   


Program #2: Project-Based Section 8 Housing

Project-Based Section 8 properties have an agreement with HUD (U.S. Department of Housing and Urban Development) that HUD will pay a portion of the contract rent (the rent rate that HUD has established for the property) for qualified residents. 

The resident will pay 30% of his or her adjusted gross monthly income and HUD will pay the difference between the rent paid by the resident and the contract rent on the unit.

Project-Based Section 8 Housing is a little bit different than the Voucher Program. In this case, the subsidy is attached to the property, not the person. So, funding is given out based on the property, not an individual person and their income.


Who Qualifies for Project-Based Section 8 Housing?

It all depends on the property! 

Eligibility factors always include an income limit based on a percentage of the median household income. This income limit is set by the Department of Housing and Urban Development (HUD). It’s updated annually and the income limit increases for every household member living in the unit.  

Other eligibility criteria include age or disability if the property is considered an elderly property, as well as number of persons that will be living in the household. 

Finally, for a household to qualify for a unit in this program, the household must require at least one dollar of subsidy even if it is below the income limit for the property/household size. 

The best way to discover the eligible criteria for a property is to contact the Property Manager and ask what the eligibility criteria are for it.


What Are the Differences Between the Two Programs?

While both programs provide “deep subsidy” assistance, the major difference between the two is that in the Housing Choice Voucher program, the subsidy is attached to the tenant not the unit, while in Project-Based Section 8 programs, the subsidy is attached to the unit, not the tenant. 

In other words, a tenant who has a housing choice voucher may move to another location and still receive Section 8 assistance, but with a Project-Based Section 8 property, if the tenant moves he or she may not transfer the subsidy to another property.


What Are the Similarities Between the Two Programs?

For both Housing Choice Vouchers and Project-Based Section 8 units, the tenant is required to provide income, asset and expense information on an annual basis. Rent will be adjusted yearly based on the information that is provided.

It is also important to note that despite differences in requirements for each program, the purpose of the two programs remains the same: to assist low-income families, persons with disabilities, and elderly by providing comfortable, safe housing.


In Conclusion…

There are two types of Section 8 Housing: Section 8 Voucher Program and Project-Based Section 8 Housing.

While both programs are meant to help low-income families, persons with disabilities, and the elderly, they do so in different ways. Section 8 Vouchers are attached to the tenant, while the subsidy for Project-Based Section 8 Housing is tied to the unit. 

Section 8 can be a confusing topic, especially if you’re not dealing with the program on a daily basis. If you have any questions, please don’t hesitate to contact us! We’d be happy to help you manage your Section 8 property or help you find an affordable place to call home.

Phone: 1(800)-963-1280