Property Management that Exceeds Expectations

Arbors Management has been providing property management services throughout Pittsburgh and the surrounding region since 1982. We offer clients both the experience and resources of a large firm along with the dedicated, hands-on approach of a small agency. Our staff of more than 100 professionals are committed to the fiscal and physical management of our clients’ properties, ensuring both peace of mind and an improved return on investment. Employing versatility and dependability, we make maximizing the profit of your investment a simple streamlined process.

Get More Out of Your Property

It sounds simple: a rental property provides you with investment income and all you have to do is find a resident and collect the rent.

It’s not always that easy. Working with residents, setting up contractors, collecting rent, and good financial oversight of your property is never easy. Don’t leave your largest asset to chance. Employ a professional who knows the laws, regulations, and local ordinances to make sure you stay compliant, has up-to-date sophisticated technology to make renting easier and more transparent, and the network and brand name recognition that instills trust with vendors and residents. When you choose Arbors, you’re choosing a name you can trust.

Screening and Placing Residents

Our marketing and advertising strategies are designed to attract high-quality residents who are looking for long-term rental properties. We utilize our website to list available properties, as well as hundreds of other rental sites that are popular with residents. Additionally, we utilize our extensive professional network, which puts us in touch with real estate agents and businesses who are relocating clients looking for rental properties.

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We conduct thorough resident screening processes, which ensure we find the right residents for your properties. This includes performing the following:

  • Credit screenings
  • Criminal screenings
  • Eviction screenings
  • Income reference checks
  • Landlord reference checks

Leasing includes the collection of move-in funds, signing the lease agreement, and discussing expectations and responsibilities with your new residents. We understand the importance of establishing a respectful and professional relationship from day one.

Property Accounting

A comprehensive selection of monthly reports is available to monitor the financial health of your property. These reports include, but are not limited to, the following:

  • Owner’s Statement
  • Income Statement
  • Rent Roll
  • Trial Balance
  • Expense Distribution
  • Aged Receivables Report

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Through these reports, we will ensure you always know how your property is performing. At any time, you will be able to visit your owner portal and check for a summary of activities, previous financial reports, and any inspection reports.

We work with owners throughout Pittsburgh’s neighborhoods, including Northside, Lawrenceville, East End, South Hills, North Hills.

Property Maintenance

Arbors Management is available seven days a week, 24-hours a day to ensure a prompt response to any maintenance and repair requests. When a maintenance or repair service is required, we will contact the appropriate professional for the job. We offer flexibility in allowing you to choose the maintenance professional you prefer. Proof of liability insurance and workers’ compensation insurance is required of all vendors.

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Protecting the condition of your investment property is one of our priorities. Therefore, we will conduct inspections to ensure there is not any unreported maintenance as well as ensuring your residents are following the terms of the lease agreement. Prior to a new resident occupying the property, we inspect the property to verify the move-in condition. We then generate a move-in report which includes photos of the property. The same process applies to the move-out phase. During the rental period, we additionally perform periodic interim inspections to verify the condition of the unit.

Caring for rental properties in Pittsburgh and surrounding areas, including zip codes 15233 15212 15216 15237 15228.

Get A Free Consultation

The rental value of your property depends on a number of factors, including location, size, condition, and the market. We have experience and an understanding of the rental markets in Pittsburgh, and keep up with changes and trends. We know what residents are looking for and what they’re willing to pay.

Contact us for a rental analysis. We can discuss what you’ll be able to earn in rent, how long it will take to rent out your property, and whether there are any easy fixes that might help you increase your earnings.

How Much Does Property Management Cost in The Pittsburgh Area?

Find the best price for the services you need to manage and protect your rental home in Pittsburgh and surrounding areas.

Tier 1
Scattered Site Conventional (Single Family and Small Multifamily)
Tier 2
Large Project Conventional (Large Multifamily)
Tier 3
Affordable (Project Based Section 8 and Tax Credit)
Leasing Fee 100% of 1st Month's Rent No leasing fee with onsite management No leasing fee with onsite management
Monthly Management Fee 9% Monthly Management Fee 4-7% Monthly Management Fee 4-8% Monthly Management Fee
Renewal Fee $250 per renewal $0 per renewal with onsite management $0 per renewal with onsite management
Rent Assessment
Marketing the Property
Finding Tenants
Tenant Screening
Pet Screening
Full Legal Compliance
Convenient Rent Payments
Accounting
Onsite Property Maintenance
3rd Party Property Maintenance
Rent Collection
Eviction Process Handling
Property Accounting and Reporting
Monthly Owner Statements
Property Evaluations
Owner and Tenant Portals
Tenant Maintenance System
Leasing Guarantee
Satisfaction Guarantee
Redevelopment
Capital Improvement Evaluation Upon Request Upon Request Upon Request
HVAC Maintenance Agreement Upon Request Upon Request Upon Request

Tier 1
Scattered Site Conventional (Single Family and Small Multifamily)

Leasing Fee:
100% of 1st Month's Rent

Monthly Management Fee:
9% Monthly Management Fee

Renewal Fee:
$250 per renewal

Rent Assessment

We thoroughly research market rates to maximize the rent amount. We also recommend property improvements to increase asking rents.

Marketing the Property

We use a comprehensive advertising plan, including online avenues as well as traditional platforms, to reach all potential tenants.

Finding Tenants

We use in-house and external leasing agents that show units and inform prospects of the different attributes of the property. We push marketing to all the major websites in order to gather as many qualified applicants as possible.

Tenant Screening

We’ve set high qualification standards and have a detailed application process, which includes income verification, background checks, credit checks and even pet screening!

Pet Screening

All pets are screened to help eliminate 'fake' service animals, problem pets, and restricted breeds.

Full Legal Compliance

All agents are trained, experienced and, if required, will obtain a license if they do not already have one. We conduct all our activities in accordance with State and Federal law as well as the National Association of Residential Property Managers Code of Ethics. We have an in house compliance department to ensure all laws are adhearded to.

Convenient Rent Payments

Multiple options for tenants to pay rent conveniently and on time.

Accounting

Detailed monthly statements, annual reports and IRS compliant reporting.

3rd Party Property Maintenance

We have a partnered with multiple 3rd party contractors to ensure prompt repairs and we are on-call 24/7/365 for emergencies. There is no upcharge on vendors bills!

Rent Collection

We manage all rent collections for your property. We have strict policies and standards in place to collect rent as effectively as possible.

Eviction Process Handling

We use an attorney to assist with the eviction process in the unlikely event that a tenant needs to be removed from the property. This enables us to win an overwhelming majority of our eviction cases.

Property Accounting and Reporting

We have an in-house accounting team who oversees all accounting and reporting functions. We use a cloud-based software -- the leading, comprehensive, integrated accounting, maintenance, and advertising program available to the industry.

Monthly Owner Statements

You'll receive monthly owner statements with customized reports.

Property Evaluations

Detailed, regular, on-sight evaluations of your property to review and report on property condition.

Owner and Tenant Portals

We give you real-time access to your properties via your Owner Portal. Prospective residents can apply online with the click of a button, existing residents pay their rent online instead of sending rent checks by mail.

Tenant Maintenance System

From their mobile device, Tenants can conveniently place maintenance requests, schedule appointments and communicate with vendors, making life simple for our tenants.

Leasing Guarantee

If a tenant we place into your rental property leaves before the end of the initial lease term, we will charge you a prorated Leasing Commission to find a replacement tenant based on how long the initial tenant stayed in the property. (excluding moves for military orders and tenants who pay an early lease termination fee)

Satisfaction Guarantee

If you are not satisfied with our services, and we can’t make it right for you, you can cancel our management agreement without penalty.

Capital Improvement Evaluation

Upon Request

HVAC Maintenance Agreement

Upon Request

Tier 2
Large Project Conventional (Large Multifamily)

Leasing Fee:
No leasing fee with onsite management

Monthly Management Fee:
4-7% Monthly Management Fee

Renewal Fee:
$0 per renewal with onsite management

Rent Assessment

We thoroughly research market rates to maximize the rent amount. We also recommend property improvements to increase asking rents.

Marketing the Property

We use a comprehensive advertising plan, including online avenues as well as traditional platforms, to reach all potential tenants.

Finding Tenants

We use in-house and external leasing agents that show units and inform prospects of the different attributes of the property. We push marketing to all the major websites in order to gather as many qualified applicants as possible.

Tenant Screening

We’ve set high qualification standards and have a detailed application process, which includes income verification, background checks, credit checks and even pet screening!

Pet Screening

All pets are screened to help eliminate 'fake' service animals, problem pets, and restricted breeds.

Full Legal Compliance

All agents are trained, experienced and, if required, will obtain a license if they do not already have one. We conduct all our activities in accordance with State and Federal law as well as the National Association of Residential Property Managers Code of Ethics. We have an in house compliance department to ensure all laws are adhearded to.

Convenient Rent Payments

Multiple options for tenants to pay rent conveniently and on time.

Accounting

Detailed monthly statements, annual reports and IRS compliant reporting.

Onsite Property Maintenance

We have a dedicated maintenance team of qualified vendors to ensure prompt repairs and we are on-call 24/7/365 for emergencies.

3rd Party Property Maintenance

We have a partnered with multiple 3rd party contractors to ensure prompt repairs and we are on-call 24/7/365 for emergencies. There is no upcharge on vendors bills!

Rent Collection

We manage all rent collections for your property. We have strict policies and standards in place to collect rent as effectively as possible.

Eviction Process Handling

We use an attorney to assist with the eviction process in the unlikely event that a tenant needs to be removed from the property. This enables us to win an overwhelming majority of our eviction cases.

Property Accounting and Reporting

We have an in-house accounting team who oversees all accounting and reporting functions. We use a cloud-based software -- the leading, comprehensive, integrated accounting, maintenance, and advertising program available to the industry.

Monthly Owner Statements

You'll receive monthly owner statements with customized reports.

Property Evaluations

Detailed, regular, on-sight evaluations of your property to review and report on property condition.

Owner and Tenant Portals

We give you real-time access to your properties via your Owner Portal. Prospective residents can apply online with the click of a button, existing residents pay their rent online instead of sending rent checks by mail.

Tenant Maintenance System

From their mobile device, Tenants can conveniently place maintenance requests, schedule appointments and communicate with vendors, making life simple for our tenants.

Satisfaction Guarantee

If you are not satisfied with our services, and we can’t make it right for you, you can cancel our management agreement without penalty.

Redevelopment

We can assist in the refinancing and redevelopment of your property if the need should arise.

Capital Improvement Evaluation

Upon Request

HVAC Maintenance Agreement

Upon Request

Tier 3
Affordable (Project Based Section 8 and Tax Credit)

Leasing Fee:
No leasing fee with onsite management

Monthly Management Fee:
4-8% Monthly Management Fee

Renewal Fee:
$0 per renewal with onsite management

Rent Assessment

We thoroughly research market rates to maximize the rent amount. We also recommend property improvements to increase asking rents.

Marketing the Property

We use a comprehensive advertising plan, including online avenues as well as traditional platforms, to reach all potential tenants.

Finding Tenants

We use in-house and external leasing agents that show units and inform prospects of the different attributes of the property. We push marketing to all the major websites in order to gather as many qualified applicants as possible.

Tenant Screening

We’ve set high qualification standards and have a detailed application process, which includes income verification, background checks, credit checks and even pet screening!

Pet Screening

All pets are screened to help eliminate 'fake' service animals, problem pets, and restricted breeds.

Full Legal Compliance

All agents are trained, experienced and, if required, will obtain a license if they do not already have one. We conduct all our activities in accordance with State and Federal law as well as the National Association of Residential Property Managers Code of Ethics. We have an in house compliance department to ensure all laws are adhearded to.

Accounting

Detailed monthly statements, annual reports and IRS compliant reporting.

Onsite Property Maintenance

We have a dedicated maintenance team of qualified vendors to ensure prompt repairs and we are on-call 24/7/365 for emergencies.

3rd Party Property Maintenance

We have a partnered with multiple 3rd party contractors to ensure prompt repairs and we are on-call 24/7/365 for emergencies. There is no upcharge on vendors bills!

Rent Collection

We manage all rent collections for your property. We have strict policies and standards in place to collect rent as effectively as possible.

Eviction Process Handling

We use an attorney to assist with the eviction process in the unlikely event that a tenant needs to be removed from the property. This enables us to win an overwhelming majority of our eviction cases.

Property Accounting and Reporting

We have an in-house accounting team who oversees all accounting and reporting functions. We use a cloud-based software -- the leading, comprehensive, integrated accounting, maintenance, and advertising program available to the industry.

Monthly Owner Statements

You'll receive monthly owner statements with customized reports.

Property Evaluations

Detailed, regular, on-sight evaluations of your property to review and report on property condition.

Redevelopment

We can assist in the refinancing and redevelopment of your property if the need should arise.

Capital Improvement Evaluation

Upon Request

HVAC Maintenance Agreement

Upon Request

Working with Arbors Management

Working with a property management company may be new to you, or it may be something you’ve done many times before. In either case, we are here to answer any questions that you have throughout the process.

Arbors Management works hard to make owning a rental property simple and stress-free. Along with answering all of your questions, we strive to provide the best possible management services for your properties including exceptional customer service. We strive to make your investment profitable and future proof. We treat your property as if it were our own. “Your property is our passion!”

What People Are Saying About Us

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.

 

Questions About Property 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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Arbors Management, Inc.

Corporate Office Address

1670 Golden Mile Highway Route 286
Monroeville, PA 15146

1-800-963-1280

 

 

Pittsburgh Office Address

1010 Western Avenue Suite 300
Pittsburgh, PA 15233

1-800-610-2535

 

 

 

Washington Office Address

2085 Park Ave Suite 205
Washington, PA 15307

724-858-4747