Rental property management

Rental property management for 3 to 50 unit buildings north of Boston

Copper Bottom manages rental buildings of three units and up, from a Lynn triple-decker to a twelve-unit in Haverhill to a small portfolio across several towns, for 6% of rent and up. We handle leasing, rent, repairs, tenant calls and the Massachusetts rules that trip owners up, and you get a statement every month that you can actually read. Repairs up to $500 are handled without a call; anything above that needs your approval.

Request a proposal Free rental analysis

From 6% of rent
$500 repair approval limit
Monthly statements in the portal
A detailed invoice for every job
In-house maintenance

What we handle for rental owners

Leasing and tenants

Pricing units to the market, advertising vacancies, screening every applicant the same way, signing Massachusetts-compliant leases, renewals and move-outs. Leasing is a separate realtor service, priced in the agreement.

Rent and the books

Online rent collection through the resident portal, late notices on schedule, owner disbursements, bills paid, and a statement for every property every month.

Maintenance and repairs

Routine upkeep, turnovers and emergency calls handled by our own maintenance team at $75 an hour plus materials. Jobs beyond our scope go to outside contractors at their bill plus 10% for getting quotes, scheduling, supervising and checking the invoice. Repairs up to $500 happen without a call; above that we ask you first. Either way you hear from us before the work starts, and every job comes with its own detailed invoice showing what was done.

Records and paperwork

Security deposits held in a separate account as M.G.L. c. 186 s. 15B requires, and help keeping up with lead paint paperwork, smoke and CO detector checks and local registrations (Lynn, Boston, Chelsea, Lowell), with the records kept on file.

Planning and value

Rents reviewed at every renewal, capital work planned ahead, and a straight answer when a unit needs money spent on it.

Tenant communication

Residents reach us through the portal and a 24/7 maintenance line. A member of our team speaks Spanish for tenants who prefer it.

Who this is for

Owners of three to six unit buildings, which are most of our rental clients and some of the best: triple-deckers, four-units, converted houses in Lynn, Salem, Revere, Chelsea, Everett, East Boston, Haverhill and Lowell.
Owners of six to fifty units, in one building or several, who want one manager, one statement and one phone number.
Absentee and out-of-state owners who need someone physically nearby who answers.
Owners who accept housing vouchers. We work with Section 8 and other voucher programs routinely.

We do not manage single-family homes as a rule, rooming houses, or short-term and vacation rentals. If you own a two-family and other property nearby, call and we will talk through whether the portfolio makes sense together.

What it costs

Management starts at 6% of rent for buildings of three or more units and varies with the size of the building. Leasing a vacant unit is priced separately as a realtor service: one month's rent. Repairs by our maintenance team are $75 an hour plus materials, and outside contractors are billed at their invoice plus 10%, which covers getting quotes, scheduling, supervising the work and checking the invoice. Full pricing.

Massachusetts rules we keep you on the right side of

Massachusetts has detailed rules for landlords, and small mistakes get expensive. A few examples of what we handle:

M.G.L. c. 186, s. 15B

Security deposits

No more than one month's rent, held in a separate interest-bearing account at a Massachusetts bank, with a receipt and a statement of condition given to the tenant, and returned within 30 days after the tenancy ends with any deductions itemized. Getting this wrong can cost an owner up to three times the deposit. Our deposit guide.

M.G.L. c. 111, ss. 189A to 199B

Lead paint

If a child under six lives in a unit built before 1978, the unit must be deleaded or brought under interim control, and every tenant gets the state's notification form. We keep the lead paperwork for each unit on file and help you stay on top of it. Our lead paint guide.

State Sanitary Code and M.G.L. c. 148

Smoke and carbon monoxide detectors

Owners must provide and maintain working smoke and CO detectors in rental units and common areas, and a fire department inspection is required when a building is sold. Our detector guide.

Local ordinances

Rental registration and inspections

Lynn, Boston (East Boston and Charlestown), Chelsea and Lowell each run their own rental registration or inspection programs with per-unit fees and fines for lapses. We register and track every unit we manage in those cities.

This is general information, not legal advice, checked in October 2026. We work with local attorneys when a situation calls for one.

Rental owner questions

What is the minimum building size you manage?

Three units. Most of our rental clients own between three and twelve units, and we manage up to fifty units for one owner.

Do I have to approve every repair?

Repairs up to $500 are handled without a call so tenants are not waiting on an owner's approval for a leaking faucet. Anything above $500 needs your approval before the work starts, except a true emergency such as no heat or active flooding, where we act and call you.

How and when do I get paid?

Rent is collected through the resident portal, bills are paid, and your disbursement goes out monthly with a statement showing every dollar in and out. You can log into the owner portal at any time to see the same numbers.

How will I know what maintenance I am paying for?

Every job is invoiced on its own through Jobber, with a description of the work, so you are not looking at a one-line "Maintenance" or "Electrical fix" charge on next month's statement and wondering what it was. We also tell you before we start work on your property, big or small, so you know an expense is coming.

Can you take over from my current manager?

Yes. We read your current agreement's notice terms, collect leases, deposit records, keys and financial history from the outgoing manager, tell tenants and vendors, and take over without a gap. How switching works.

Do you work with Section 8 and other voucher tenants?

Yes. We handle the inspections, paperwork and payments that voucher programs require, and Massachusetts law does not allow turning away a tenant because of a voucher.

What if a unit is vacant?

We price it to the market, advertise it, screen applicants and sign the lease. Leasing is a separate realtor service, priced in the agreement, so you only pay for it when a unit turns over. Since August 1, 2025, Massachusetts law says the party who hires the broker pays the fee, so it is an owner cost; tenants pay us nothing to apply or move in beyond first month, last month, a deposit of up to one month and the cost of a new lock and key.