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.

Experience & Portfolio

How long have you been managing properties in Pittsburgh?

Arbors Management Inc. has been in business since 1982!

How many employees do you have?

We currently employ approximately 120 professionals and growing.

How many offices do you have?

In addition to an office at each large property location, we have a corporate office located in Monroeville as well as two satellite offices in Southside Pittsburgh and Grove City, PA.

Do you specialize in any specific areas or neighborhoods in Pittsburgh?

We group properties that are close in proximity to each other into what we call “Portfolios”. We currently have the following Portfolios:

South Hills/Washington
North Hills
East Suburbs (Penn Hills, Monroeville, Greensburg)
Pittsburgh City North West (Northside)
Pittsburgh City South East (Lawrenceville, Bloomfield, Shadyside)
Grove City & Butler

Tenant Relations

How do you market vacant properties?

We utilize an online presence on dozens of syndicated websites. Some examples are: Zillow, Apartments.com, Trulia, and Zumper. We also place “For Rent” signs in the front of the property.

What is your tenant screening process?

We have a very comprehensive screening process; credit screening, criminal history, income verification, eviction check, landlord reference, and we even have screenings for terrorist watch lists and sex offenders.

How do you handle tenant complaints or requests?

Tenants may reach out to their Portfolio Manager / Property Manager directly to express any concerns with the property. They may also submit maintenance requests through an online portal where they can include attachments such as photos of the concern. Through the same portal, tenant can make rental payments to ensure easy all in one place to handle all aspects of their residence.

How do you handle delinquent payments or late fees?

We typically impose a 10% late fee if rent is not paid by the 5th of the month. At which point we make additional collection efforts through communicating directly with the tenants. Formal late letters are also sent. If rent remains unpaid at the end of the month, a landlord tenant complaint is filed at the local magistrate and a judgement will be obtained for the outstanding balance owed.

Maintenance & Repairs

Do you have a spending threshold for repairs that requires owner approval?

Yes, we find that a $500 maintenance threshold is the sweet spot in not bothering clients about every small repair while also involving them in larger more financially critical repairs exceeding $500.

Communication

How will you keep me updated on my property?

Most of the time, things will be going smoothly, and thus your monthly reports will be sufficient to provide you with necessary updates. Should anything arise that requires a client’s attention, we will communicate via email, text, or phone call.

Who will be my main point of contact?

Your primary contact will be the Portfolio Manager directly managing your property.

What is your response time for owner inquiries?

We try to respond to any inquiry from our clients as quickly as possible. Depending on the time of year/month, vacations, and the nature of the inquiry you should expect a response within 2-3 business days.

Office Location

How far is your office from the unit that we need help on?

Our offices are located at the following addresses:

1670 Golden Mile Highway Monroeville, PA 15146 (Corporate office)
510 E Main St. Carnegie, PA 15106 (Satellite office)
222 S Center St. Grove City, PA 16127 (Satellite office)

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.

Services Offered

What are your fees?

We have three fees our clients will see:

Leasing Fee – This is equal to one month’s rent when we place a new tenant into a vacant unit. This incentivizes us to ensure we are getting top dollar for your property.
Management Fee – Our management fee is 10% of gross income collected. So we are incentivized to make sure we collect rent for you. When you win, we win!
Renewal Fee – To renew a current tenant’s lease, there will be a one time charge of 20% of the new rental amount.

On a yearly basis, you’ll see either a Leasing Fee or Renewal Fee, not both. There are no fees collected from Arbors Management when the property is vacant or if we are not collecting rent from a tenant we’ve placed into the property.

Do you handle tenant evictions, and what is your process?

We do! We will file what’s called a “Landlord Tenant Complaint” at the local magistrate level.

Do you have an in-house maintenance team, or do you use outside vendors?

We use 3rd party vendors for all repairs and maintenance at your property. There is no additional markup on these services and we strive to obtain the best possible price for the best possible service through scale that individual landlords are often not able to obtain. We therefore do not make any money off the expense of repairs at your home aligning our interest in maintaining your property and keeping tenants happy. Happy tenants pay their rent!

Financial Management

How often do you provide financial statements or reports?

Our clients have access to an owners portal where they can obtain real time information regarding their property including if rent has been paid and what expenses have been incurred. Clients can also run their own reports at their own time with available reports such as cash flow statements, income statements, aged receivable reports, and rent roll reports. We also have the ability to customize your reports package which will be made available to clients on a monthly basis.

On what date of the month do you make distributions to the owners?

We initial a distribution to clients on the last day of each month.

Legal Knowledge

Are you familiar with Pennsylvania landlord-tenant laws and local Pittsburgh regulations?

Yes! When things get tricky with the legal system, it’s best to have an experienced partner on your side to help guide you through the process.

References & Reputation

What makes your company stand out from other property management firms in the area?

Being in business since 1982, we’ve seen it all. Over that timeframe, we’ve been able to identify the most common problem areas and create and implement policies and procedures to not only address the problems when they occur, but actually avoid them before they become an issue. We pride ourselves in being the most professional property management partner you can trust. We believe our no gimmicks, no frills, straightforward approach to property management is the most beneficial scenario for our clients.

Testimonials

"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 Oyler

"We are very pleased with our rental experience. Arbors Management is extremely responsive when we have maintenance issues, and sends real electricians and plumbers (not just handymen) to make repairs. The cost of rent is very reasonable, and the property is very well maintained. The office staff is very professional and personable. We have rented from other management companies in Pittsburgh and this is by far the best experience."

- Susan Jablow

"Arbors Management provides a comprehensive and very professional property management service to me. I feel that my property is in good hands because I receive timely communication and detailed statements from them. I am very pleased with the way that they are managing my property."

- Alan DiGiovanni

"Arbors management is a great realty company to rent through. They make everything so simple to do, from communication, to paying your rent, to putting in maintenance request. They always communicate within a timely manner and solve any issues as soon as possible. The best realty company I’ve ever worked with."

- Charissa Hutchison

"As a first time renter, I could not be more pleased with Arbors Management. They have an easy to use portal that keeps all payments, maintenance requests, and documents organized and accessible. They are very helpful and friendly when needed for things like maintenance, questions about bills or payments, and general questions as well. Otherwise, they do a great job of giving us space and not overwhelming us with emails, calls, or visits unless they are absolutely necessary. Overall, I would highly recommend renting with Arbors Management if given the opportunity."

- Dillon Thoma

"I had a great experience working with Arbors Management for my recent rental property! Vivian (our agent) was courteous, professional, and was always very accommodating. I had been initially concerned about the property being ready in time, but that concern couldn't have been further from the truth. The property was clean and was ready to go as promised! The process from application to turning the key couldn't have been easier. Highly recommend!"

- Brian Behan

"I've been in my house for the past 10 years. I have nothing to say but positive feed back. Arbors is reliable and gets the job done. I would not have been here this long. I wont be moving unless I'm buying. I definitely recommend Arbors Management. If your having issues they respond back promptly and get the job done!"

- Theresa Battels

"My experience with Arbors was as a property owner. Arbors managed a small portfolio of rental properties I owned in the Pittsburgh area from June 2015 through this August - an 8+ year relationship. When I decided to invest in properties while holding a full-time job, I knew that I needed help managing the properties while maintaining positive cash flow. I experimented with two providers that almost made me get out of that business. Then came Arbors. The company is very well run, in my opinion. They handled everything about the properties but got me involved when large expenses had to be made or pricing changes needed to be reviewed. The vacancy rate was minimal between tenants; they were always able to secure good tenants in a timely fashion. The staff was always responsive to my queries and worked with me on evaluating potential tenants. Overall, it was a very positive experience. If I ever buy another rental property in the Pittsburgh area, I would definitely use them again. Recommended!"

- Jose Sifontes

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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Monroeville Office

Mailing Address

Pittsburgh Office

Grove City Office

Arbors Management, Inc.

1670 Golden Mile Hwy
Monroeville, PA 15146

1-800-963-1280

Mon-Fri:

9–11:30 AM; 12:30–4:30 PM

510 E Main Street
Carnegie, PA 15106

1-800-610-2535

Mon-Thurs:

9 AM–4:30 PM

222 S Center Street
Grove City, PA 16127