ASSURED Property Management

🚨 Bad Property Managers Exist. Here's How to Avoid Hiring One. 🚨

Every time I see a post about a terrible property management company, I can hear the justifiable frustration from the owner. I often wonder how they got into that situation because the truth is, not all property managers are created equal.

I own a property management company, and I'm the first person who will tell you this:

👉 Some property management companies are terrible.

I know because I used to work for a couple of them...

In fact, the reason I started ASSURED Property Management was because I got tired of being forced to choose between doing what was right for owners and tenants or following company policies that prioritized volume over service.

I didn't start my business to become a millionaire. I started it because I love this industry and wanted to stay in it while doing it the right way.

That meant making a promise to myself:

✔ Stay small enough to maintain my standards.

✔ Never take on so many properties that calls aren't returned the same day.

✔ Never allow owners or tenants to feel like a number.

Good property managers absolutely exist. But finding one requires a little more effort than searching Google and calling the first name that pops up.

📋 My advice:

1️⃣ Don't choose solely based on price.

The cheapest option is rarely the best value when you're trusting someone with one of your largest investments.

2️⃣ Don't assume the biggest company is the best company.

Often, the top Google result simply means they spend the most on marketing. Do your research. Read reviews. Ask for specific experiences with the companies you're researching rather than asking for a general recommendation.

3️⃣ Ask about fees.

Pricing should be very transparent. Be cautious of companies that nickel-and-dime for things that should be part of management - ex. charging for inspections or up charging invoices for maintenance coordination.

4️⃣ Interview them. Ask questions.

What happens if a tenant stops paying? How often are inspections performed? What are their processes? Are they documented where you can see them? Have dialogue to get to know them. You should leave the conversation feeling confident, not confused.

5️⃣ Ask about portfolio sizes.

In my opinion, around 100 properties per manager is the upper end of what allows for quality service. If managers are overloaded, something eventually suffers.

6️⃣ Ask whether you'll receive copies of everything.

Inspection reports. Invoices. Leases. Maintenance documentation.
Communication records. You should.

7️⃣ Know who you're talking to.

Is it the owner? A property manager? A salesperson? Understanding the company structure matters.

8️⃣ Test their responsiveness.

Leave a message and see how quickly they call back. Contrary to popular belief, a receptionist isn't necessarily a sign of better service.

The best property managers spend their days in the field conducting inspections, meeting vendors, showing homes, and solving problems. Their clients have their direct number to reach them. They're not sitting behind a desk waiting for the phone to ring - they have proper processes in place for every type of caller.

Do you want someone who calls you back within an hour because they're out at properties, or do you prioritize someone who picks up every single call because they're twiddling their thumbs at a desk?

9️⃣ One more resource worth mentioning: NARPM (National Association of Residential Property Managers).

Membership can be a great indicator of professionalism and continuing education, but it's not the only factor. Membership alone doesn't guarantee quality. Do your homework regardless.

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At the end of the day, choosing a property manager should be approached the same way you'd choose a physician, financial advisor, attorney, or caregiver for someone you love.

🏡 Your rental property is a major investment. Take the time to find someone who will care for it as much as you do.

Drop a comment below and let me know your thoughts!!

With warmest regards,

Jamie Braun, Owner/PMIC
ASSURED Property Management

🚨 Rental Scam Alert 🚨

This isn't a new topic, but we receive regular inquiries about it via email and phone calls, so feel it's important to address. Unfortunately, rental scams are common, and they're not just targeting one company—they're happening everywhere.

Scammers are stealing photos, copying legitimate rental listings, creating fake websites and social media profiles, and even pretending to represent real property management companies in an effort to collect application fees, deposits, and personal information.

Here are a few ways to protect yourself:

✅ Verify the company is local and actually manages properties in the area.

✅ Check the company's website and make sure the property is listed there.

✅ Verify the business is properly registered with the Secretary of State.

✅ Research online reviews and look for an established online presence.

✅ Never send money, deposits, or application fees before verifying the property and company.

✅ Always view the home in person whenever possible.

✅ If you cannot view it in person, request a live video walkthrough with the property manager.

✅ Speak directly with the company using contact information found on their official website—not from a social media message or text.

🚩 Red Flags:
❌ "I'm out of town, just send the deposit."
❌ Requests for payment through gift cards, cryptocurrency, or unusual payment methods.
❌ Prices that seem too good to be true.
❌ Refusal to show the property before payment.
❌ Pressure to act immediately before you've had a chance to verify details.

At ASSURED Property Management, we understand how frustrating and costly these scams can be. We report fraudulent listings whenever we find them, but many originate overseas and can be difficult to stop.

When in doubt, slow down, verify, and ask questions.

A few extra minutes of research can save you thousands of dollars and a lot of heartache.

🔄 Please share this post to help protect renters in our community.

‼️BIG UPDATE ON ESAs FROM HUD‼️

The Department of Housing and Urban Development (HUD) issued an enforcement directive that restricts reasonable accommodation protections for Emotional Support Animals (ESAs) under the Fair Housing Act (FHA). HUD will only pursue discrimination cases involving animals individually trained to perform disability-related tasks.

KEY POLICY CHANGES

Removal of ESA Protections: HUD has officially excluded emotional support animals from its definition of qualified assistance animals unless they have specific, individual training to mitigate a disability.

Alignment with the ADA: HUD's Office of Fair Housing and Equal Opportunity (FHEO) aligns the housing definition of an assistance animal with the stricter standards used in the Americans with Disabilities Act (ADA).

Prior Guidance Withdrawn: HUD formally rescinded its comprehensive 2020 and 2025 assistance animal directives, leaving housing providers with fewer clear, federal guidelines on how to handle accommodation requests.

IMPACT ON RENTERS AND LANDLORDS

Eviction Risks: Tenants who rely on untrained comfort or emotional support animals may face lease violations or eviction if their housing complex enforces a strict "no pets" policy.

Increased Discretion: Without a specific federal framework, housing providers hold more authority to deny ESA requests, although the underlying Fair Housing Act statute itself remains on the books.

State and Local Laws Vary: While HUD no longer enforces accommodations for untrained ESAs, states with specific, localized emotional support animal regulations (such as California and Washington) still mandate broader housing protections at the local level.

WHAT DIDN'T CHANGE?
There are a number of things the new memo does not change:

(1) The Fair Housing Act is still the law. Congress has not changed it. The statute’s reasonable accommodation requirement still applies to landlords and has never included a training requirement in its text.
(2) Your right to sue in court is explicitly preserved by the memo. You have two years from the discriminatory act to file a lawsuit in federal or state court. Courts are not bound by HUD’s enforcement posture.
(3) Section 504 of the Rehabilitation Act is unaffected.
(4) State and local fair housing laws are entirely unaffected. Many states, including California, have their own laws that are stronger than federal law and are enforced independently.
(5) Fair housing organizations can still investigate discrimination and can file lawsuits on their own behalf under the Fair Housing Act’s enforcement provisions, independent of HUD.

📌 WHAT THIS MEANS?

For now, nothing has really changed regarding the requirement to accept ESAs, including not being able to apply pet fees if you utilize a property manager or real estate agent to list and/or manage your properties, or own more than 4 properties. ESAs still have to be accepted under Fair Housing laws. This could change however, and we are actively staying on top of this. While we are a very pet-friendly property management company, we do understand the challenges around ESAs and their lack of training, and how that can impact a property (and necessitating pet fees as appropriate). Nothing is changing at this time, but we will continue to stay abreast of this topic.

You can track further enforcement updates directly through HUD's official Fair Housing and Equal Opportunity portal. For detailed legal analysis of how these changes impact tenant rights, review resources provided by the Disability Rights Education & Defense Fund at

An Enforcement Agency That Won't Enforce: HUD's Policy Reversal On Emotional Support Animals - DREDF Disability Rights Education & Defense Fund

www.ASSUREDPropMgmt.com/pricing/
www.ASSUREDPropMgmt.com/available-rentals/

Horry County SC - professional long-term property management

🏡 Following up on yesterday’s post about rental comps… let’s talk about something equally important: What renters actually want.

Owners often ask: "Why isn't my home renting?"
And sometimes the answer has less to do with price... and more to do with what today’s renters are looking for.

📩 Not sure if your home has features renters are actively looking for? We’re happy to help evaluate where small changes can make a big impact.

ASSURED Property Management
www.assuredpropmgmt.com
(843) 212-7039
[email protected]

Horry County, SC - long-term property management

This is the reality of pricing rental properties...

If you're having trouble renting your property, this is usually the key indicator. Proper pricing in the market is the #1 strategy to getting your property rented.

Reach out to ASSURED Property Management for your FREE Rental Analysis and info on our marketing strategy and management.

www.assuredpropmgmt.com
(843) 212-7039
[email protected]

Happy Mother’s Day from all of us at ASSURED Property Management 💙

Today we celebrate the women who do it all—balancing homes, families, pets, careers, community, and everything in between with strength, love, and endless dedication.

To the moms creating safe, happy homes… to the ones supporting their families in every way… and to those who step into that role with care and heart—we appreciate you more than words can say.

Wishing you a day filled with love, appreciation, and a little well-deserved time for yourself 💐

🧡 Happy Thanksgiving from ASSURED Property Management! 🧡

As we head into this season of gratitude, I want to take a moment to give a heartfelt thank you to everyone who makes what we do possible.

To our incredible property owners — thank you for trusting us with your homes, your investments, and your peace of mind. Your confidence means everything.

To our wonderful tenants — thank you for being respectful residents, great communicators, and valued members of the communities you call home.

To our vendors and service partners — your reliability, professionalism, and hard work are the backbone of smooth operations. We appreciate you more than you know!

To our realtor friends and partners — thank you for your referrals, collaboration, and support. Teamwork makes all the difference.

And to all the future clients and relationships yet to come — We look forward to serving you, supporting you, and building something great together.

Wishing you all a holiday filled with warmth, comfort, and the people who make life meaningful.
Happy Thanksgiving! 🦃🍁

— Jamie, Owner & PMIC
ASSURED Property Management