A percentage of collected monthly rent. Two tiers. We tell you where your property lands and exactly why.
Greater Boston property management typically runs 8–12%. We start at 4%. The table below shows exactly what's included in each tier.
| Service |
Basic
From 4%
of monthly rent
|
Premium
From 6%
of monthly rent
|
|---|---|---|
| Communication & Access | ||
| Direct tenant communication | ✓ | ✓ |
| Owner portal (RentRedi) | ✓ | ✓ |
| Resident portal (RentRedi) | ✓ | ✓ |
| Referral to trusted, independent, licensed brokers | ✓ | ✓ |
| Maintenance | ||
| Maintenance request intake & coordination | ✓ | ✓ |
| Custom preventative maintenance schedule | ✓ | ✓ |
| Monthly maintenance reports | ✓ | ✓ |
| 24/7 Emergency Service Calls | $90/hour | ✓ |
| Network of trusted & licensed trade partners | ✓ | ✓ |
| Common Area Snow Removal | ✓ | ✓ |
| Unit Turnover Services (Condition Report, Repairs, Cleaning, Change Locks, etc.) | Invoiced T&M | ✓ |
| Financial Management | ||
| Rent collection & disbursement | — | ✓ |
| Security deposit collection & trust accounting | — | ✓ |
| Property expense tracking | — | ✓ |
| Monthly financial reports | — | ✓ |
| Year-end P&L statement | — | ✓ |
| 5-year pro-forma | — | ✓ |
| Lease & Tenant Administration | ||
| Tenant notice & document administration | — | ✓ |
| Lease compliance monitoring | — | ✓ |
| Lease expiration & renewal reminders | — | ✓ |
| Strategic & Portfolio | ||
| Capital expense reminders | — | ✓ |
| Year-End Portfolio Strategy Call | — | ✓ |
| Get Started | Get Started | |
The monthly management fee covers Embar Construction's labor only — our time coordinating, managing, and maintaining your property. It does not include the cost of materials or third-party vendors required to complete that work.
Materials: Any parts, supplies, or materials needed for a repair or maintenance job are billed at actual cost. We don't mark up materials — you pay what we pay.
Licensed Tradespeople: Work that requires licensed specialists — electricians, plumbers, HVAC technicians, and similar trades — is coordinated by Embar but billed separately at the vendor's rate.
Seasonal Landscaping: $50–$75 per visit, covering weekly mowing and seasonal cleanups. Rate is based on lawn size and condition, confirmed at the property walkthrough.
Capital Improvements & Renovations: Larger renovation work — kitchen or bathroom remodels, major repairs, unit upgrades — is scoped and quoted separately. Embar charges a 10% coordination fee on projects over $2,000. We include our own bid when the work is self-performable, so you're always comparing options. You choose the contractor.
Tenant Placement / Leasing: Embar does not perform leasing or tenant procurement. This is a licensed activity in Massachusetts. We refer owners to independent licensed brokers — the owner engages and pays the broker directly; no compensation touches Embar for this referral.
The percentage you're quoted is what you pay. No lease-up fee, no inspection surcharge, no annual markup.
You see what we see. Monthly maintenance reports at every tier. Full financial visibility at Premium.
After 60 days, cancel with 30 days' notice. No penalty, no hard feelings. We'd rather part cleanly than hold someone to a bad fit.
Tell us about your property and we'll walk you through which tier makes the most sense — with the reasoning behind it, not just the number that's easiest to sell.
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