Frequently Asked Questions

General FAQs

What does a property manager do?

Property managers wear many hats from rent collection to maintenance coordination and leasing. We are a full service management company that handles the entire rental process for you, including providing you with accurate and transparent reporting so that you understand exactly what is happening at your investment property. More on this subject can be found here.

What differentiates Arbors from other property management companies?

Arbors Management, Inc. has been around since 1982, so we’ve seen a lot of changes in the industry. Many of our employees have been with us for over 5 years, meaning we have a lot of experience throughout the company. We understand that, even though we manage properties, the property management business is a people business and take pride in delivering superior customer service to our clients. Each property is assigned a Portfolio Manager and Leasing Specialist to handle the day to day management of your property. In addition to them, we have a full accounting department, compliance department, IT department, and leadership team dedicated to ensuring our management team has all the tools and resources they need to manage your property. We are truly a team oriented management company.

How is grass cutting and snow removal handled?

If the property is a single family property, the resident is typically going to be responsible for the lawncare and snow removal. If you have a multifamily property, this most likely will be the owner’s responsibility so make sure you factor in this expense whenever evaluating a property’s cash flow. We have great relationships with vendors that handle both lawncare and snow removal and would be happy to handle this routine maintenance for you if you would like to go that route.

Do you manage in my area?

We manage properties all over western Pennsylvania and West Virginia. If your property is 50+ units and has onsite management and maintenance, we typically will manage within 3 hours from Pittsburgh. If you have a single family home or smaller multifamily property, our area of coverage is from Cranberry, through Pittsburgh, down to Washington, PA. We manage as far west as Coraopolis, Moon Township, around the Pittsburgh International airport, and as far east as Irwin and Greensburg.

How much will my property rent for?

There are a lot of factors that go into appropriately pricing the rent for any given property including location, amenities, size, number of bedrooms and bathrooms, and what utilities are included or not included. You can get an indication of what your property might rent for by looking online at similar rental properties near yours. We would be happy to take a tour of your property in order to determine its specific rental value. Contact us today to get the process started.

Do you manage Airbnb?

We do not manage short-term furnished rentals. We specialize in long-term (12 month minimum) leases and unfurnished properties.

Affordable Housing FAQs

In Project-Based Section 8, can I take the subsidy with me when I leave?

No, the unit itself has the subsidy.

Do you take vouchers at your Affordable Buildings?

We do not accept vouchers for the Project-Based Section 8 units, as the subsidy is tied to the unit. However, we do accept vouchers at the Meadows Apartments.

How much will my rent be?

It is based on 30% of your gross income as well as other factors, including: disability status, dependents, qualified expenses, etc. Your actual rent amount would be determined after completing all of the necessary paperwork.

What if I don't have any income?

After determining that you have no income, we would have a calculation of what portion of the rent would be subsidized in order to assist you with housing.

How soon can I move in?

We would need to obtain a completed application to put you on our waiting list. Then, when an apartment becomes available, you will receive a notice to complete the needed paperwork in order to see if you meet the qualifications for the available unit and to complete the move-in process.

What if my application is rejected?

You have the right to an appeal conference with a Regional Manager to discuss your rejection within 14 days of receiving the rejected application letter.

Do you allow pets?

Each property has different regulations. This can be discussed with the Property Manager for your desired location.

What is Project-Based Section 8 housing?

Project-Based Section 8 housing is a program developed by the U.S. Department of Housing and Urban Development (HUD) during the 1980s. The resident pays 30% of adjusted gross income for rent and utilities, and HUD pays the remaining balance of the contract rent for the unit. The subsidy is tied to the unit, not the tenant.

May I submit an application online?

At this time we do not have the ability to receive online applications. You can download and print the application from each property’s page and return it to the property by dropping it off at the property office, mailing it to the property, or scanning and emailing it to the property manager. Each application is property specific, so you will need to complete a new one for each property for which you are interested.

Who’s responsible for paying security deposits for those with Section 8?

Security Deposits are the Total Tenant Payment (the total amount of rent before the utility allowance is applied) and are paid by the tenant household on or before move in.

What People Are Saying About Us

review rating 5  

This is definitely the best rental company I've ever worked with. They are very professional and super friendly. Thank you Arbors!

Laura R.

review rating 5  
I have had Arbors manage my property for 7 years without any issues. They have ensured that the place is taken care of.

Jessica R.

review rating 5  
Arbors' willingness to work with our small properties is very much appreciated. Property managers are very easy to work with.

Dani A.

review rating 5  
From an owner's standpoint, I have really enjoyed working with Arbors Management. Their response time, professionalism, and general attentiveness to the property has been impressive. I'm happy to recommend them!

Michael O.

review rating 5  
I have lived in a home for 1.5 years managed by arbors and so far they have been great! I’ve encountered several small issues that needed addressed and they were always quick to respond and have someone come out to deal with the problem. Very happy so far!

Kelly Weimer

review rating 5  
“I have now lived at this apartment complex for 2 years and on going, I have ALWAYS had pleasant experiences with the manager and the maintenance men. It’s so nice when having to go threw the hassle of renting to have such kind and understanding people to work with.”

Sheldon Kaczynski

review rating 5  
I’ve been with Arbors for quite sometime. They are always very nice, and work quickly to get whatever problem resolved in a timely manner. I’d have no problem recommending them to any one.

Chandra H.

review rating 5  
I’ve been with Arbors Management since March 1 2017 no complaints so far call maintenance they are right here to fix anything. I could see myself here another year and more and I would recommend others to them.

Melissa Taylor Johnson


review rating 5  
The property management staff and maintenance staff were always very quick to respond to our needs. The office staff are very professional and return emails and calls quickly. The processes for renting a home are organized and very easy to do. The online portal offers quick and easy access to pay rent.

Karen R.


review rating 5  
Arbors staff is very quick to respond to maintenance requests and very friendly! The companies they employ to fix the requests are very sweet and easy to communicate with, which shows that they really get their people and care about their residents!

Samantha G.


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Have Questions About Arbors Management?

Arbors Management has been involved in the local real estate and rental market since 1982. We understand the price points, the resident pool, and the local vendors and contractors.

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