Thoughtfully
Managed.
Built to Last.

We manage residential rental properties — single-family homes, condos, and multi-family buildings across Greater Boston. Our focus is on properties where the owner wants a real, involved management team. If you want someone who actually knows your property, we're that team.

Property management: Greater Boston and surrounding communities — Stoneham, Woburn, Wakefield, Malden, Medford, and more. Remodeling: Greater Boston suburbs including Andover, North Andover, Reading, North Reading, Lynnfield, Burlington, and Stoneham. Not sure if we cover your area? Reach out and ask — we'll be straight with you.

It starts with a conversation — not a contract. We walk the property, meet the tenant if one is in place, and talk through what your goals are. If we're a mutual fit, we sign a management agreement and get started. Onboarding includes a full condition walkthrough and documentation, tenant portal setup, and getting all existing records organized. Most properties are fully onboarded within one to two weeks of signing.

Yes. Vacant properties are billed at a flat monthly minimum rather than a percentage of rent. We'll help coordinate with a licensed broker to get the unit placed, and take over full management the moment a lease is signed.

We charge a percentage of collected monthly rent, tiered by the level of service your property needs — roughly 2–4% (Basic), 4–8% (Standard), or 8–12% (Premium). Vacant units are billed at a flat minimum instead. There are no leasing fees, inspection surcharges, or renewal add-ons stacked on top. The number we quote is the number you pay.

No. We don't charge lease-up fees, renewal fees, inspection fees, or annual account charges. The only costs outside the monthly fee are actual repair expenses — which you approve before they happen — and after-hours emergency visits at Basic and Standard tiers. Everything is itemized on your monthly statement.

Agreements run monthly. If you cancel within the first 60 days, there's a $300 early exit fee — it covers our actual onboarding costs. After 60 days, cancel anytime with 30 days' notice and no penalty. We're not trying to lock anyone in. If it's not working, we'll make the transition clean.

Yes — maintenance is handled in-house by Matthew and Marc. The same people managing your property are the ones doing the work. They already know the unit's systems and history, which means faster diagnosis, accurate pricing, and repairs that actually solve the problem.

Non-emergency maintenance requests are submitted through the resident portal and handled during business hours (Mon–Fri, 9am–5pm). True emergencies — flooding, heat failure in winter, gas issues — are handled by calling us directly at (413) 242-6172 any time, around the clock.

Labor for minor repairs — running toilet, stuck door, dripping faucet — is covered under the monthly fee. Materials and parts for those repairs are billed separately at cost. Anything that constitutes its own project (appliance replacement, significant plumbing work, full fixture swap) is scoped and quoted separately before we touch it. You'll never see a surprise charge — we get your approval before any billable work begins.

This is where our contractor background is a real advantage. For larger projects — kitchen remodel, bathroom renovation, unit turnover, HVAC replacement — we scope the work ourselves and, depending on the project, may perform it in-house or coordinate with licensed trade partners. Either way, you review and approve the full scope and cost before anything begins. Because we already know the property, the estimate is faster and more accurate than any cold contractor starting from scratch.

Tenants pay through the resident portal. All collected rent flows into a dedicated account — completely separate from Embar's operating funds. We deduct our management fee and disburse your balance with a monthly statement showing every transaction for the period. You see exactly what came in and what went out.

We follow a documented process. If rent isn't in by the due date, we contact the tenant directly and issue written notice. If it escalates, we prepare and serve the required notices in compliance with Massachusetts law, and keep you informed at every step. If formal eviction proceedings become necessary, we connect you with a qualified real estate attorney and have all documentation ready.

Security deposits are held in a dedicated account in full compliance with Massachusetts law — proper documentation, move-in condition records, and photos at move-in so the owner is protected at move-out. We handle all required disclosures and tracking so you don't have to.

Every tier includes a monthly maintenance report and rent activity summary. Standard and Premium owners receive detailed financial statements with full expense tracking. Premium owners additionally get year-end P&L summaries, capital expense reminders, and a quarterly strategy call. You see what we see — we don't run a black box.

Leasing is a licensed activity in Massachusetts — we don't perform it directly. We connect owners with trusted, licensed real estate brokers from our network who handle placement. We help guide broker selection, make sure screening criteria are set correctly, and take over full management the moment a lease is signed. The broker relationship and fee are directly between you and them.

Yes. We track lease expiration dates and reach out to tenants well in advance. If a rent adjustment makes sense based on market conditions, we'll recommend it with supporting data. If a tenant isn't renewing, we start coordinating the broker engagement early so vacancy time is kept short.

We handle it directly. Whether it's a noise complaint, a lease violation, or a payment issue — we address it in writing, document everything, and escalate through the proper steps if needed. You'll know what's happening without being the one making the calls. We surface problems early so they don't become expensive ones.

Most property managers have never picked up a hammer. We have — and we own rental property ourselves. When a repair comes in, we know what the actual problem is, whether it's urgent, and what it costs to fix. No vendor in the middle, no mystery invoice. The same people managing your property are the ones answering your calls, doing your maintenance, and reviewing your lease. That's not common in property management. It's the whole reason we started this company.

Yes — and it's one of the most practical reasons owners work with us. Because we already know the property, scoping renovation work is faster and more accurate. Management and renovation are contracted separately with full transparency on both sides. You get one team that knows the whole picture.