Problem page
Hiring a property manager for a 3-family in Massachusetts
A property manager for a three-family in Massachusetts typically charges a percentage of rent plus a leasing fee when a unit turns over. Copper Bottom manages three-families and larger buildings from 6% of rent, with a $500 repair approval limit, an in-house maintenance team and the state's deposit, lead paint and smoke detector rules handled for you. Three to six unit buildings are most of our rental clients, and in Lynn, Salem, Revere, Chelsea, Everett, East Boston, Haverhill and Lowell they are most of the housing.
What it costs on a triple-decker
An example, not a forecast
| Three units at $2,000 a month | $6,000 rent |
| Management at 6% | $360 a month |
| Leasing fee when a unit turns over | One month's rent, that unit |
| Repairs by our team | Hourly rate in the agreement plus materials |
Everything else is on the pricing page. The percentage for your building is in the proposal.
What you get for it
- Leasing by a licensed broker: priced to market, advertised, screened the same way every time, Massachusetts-compliant lease, move-in inspection with photos.
- Rent collected online, late notices on schedule, a statement every month and the owner portal any time.
- Maintenance calls answered around the clock and handled by our own team; repairs up to $500 without a call.
- Security deposits held in a separate interest-bearing account with the right receipts (the triple-damages rule is real).
- Lead paint paperwork kept for each unit, the tenant notification at every signing, and help keeping detectors up to date.
- Local registrations handled in Lynn, Boston, Chelsea and Lowell.
If you live in one of the units
We manage owner-occupied three-families too. Some owners want us to handle the two rented units and the books while they keep an eye on the building; others want the whole thing, including being the one who tells the neighbor upstairs the rent is going up. Tell us which you want.
Questions
Is a three-family big enough for a property manager?
Yes. Three units is our minimum, and three to six unit buildings are most of our rental clients.
What does a property manager charge for a 3-family in Massachusetts?
Fees vary by company. Ours start at 6% of rent, with leasing at one month's rent when a unit turns over and every other charge on the pricing page.
Do I need a manager if I live in the building?
Not necessarily. If you enjoy it and have the paperwork right, keep going. If the deposit account, the lead paperwork and the late-night calls are wearing on you, management is usually worth the fee.