Why Property Managers Should Walk Their Clients’ Properties


CEO and Founder of L.A. Property Management Group and Crown Commercial Property Management.

When you’ve put as much of your life as I have into building a property management business, you remember the pivotal turning points, the clients whose acquisition elevated your company to the next level and brought you closer to achieving your vision. For my company, one of those clients is an apartment owner who we’ll call Lydia in this article. Lydia chose to move away from her old manager and into our service 10 years ago for a specific reason: She told me when we first spoke, “I don’t even remember when the head of my current management company last went to my property.” Keep in mind, this was a sizeable account, hundreds of units, the kind that even bigger companies would prefer to hold onto. Everything changed when I told her that I would personally walk her property on a regular basis. I’ve held true to my word, and she’s still with us.

If you’re a property manager, even one who’s built a bigger business and assigned out many on-the-ground operations, let this article serve as a reminder that property management shouldn’t become a desk job, and you’re never too busy to physically walk your clients’ properties. And if you’re an owner, don’t settle for a company whose top brass never leave their offices. In fact, you might want to ask them tactfully, “What did you notice the last time you were out in the field?”

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Owners: Check in on upper management.

The importance of this subject rests in your manager knowing the details of your property up to the minute. You should be able to ask the property supervisor assigned to your property for details about the last vacancy filled there and receive a prompt, in-depth answer. They should be able to tell you about all of the important repairs performed there in the last month, and what the building needs next. And if the supervisor ought to know all of this information, surely the head of your management company should know some of it as well.

Managers: Delegation is your friend.

Don’t misconstrue this to be a proclamation that no property manager should allow him or herself to hand off any work to anybody else. I’m not advocating that you drive yourself insane by spending all week constantly visiting every property in your portfolio. But even if your rent roll grows and you can only make the trek once every six months or so, you should never entirely wash your hands of property rounds. Not only because owners will appreciate knowing that their property is worth your time, but because there will always be something to learn from these trips. They can keep you knowledgeable about the properties you manage and will also show your employees that you care enough about their work to confirm that it’s being done right.

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Know what to look for when walking your property.

When I walk a property, I’m looking for anything that needs attention. They are usually plain to see and doing so with the property supervisor assigned to the building allows me to see their work alongside them, as well as saving me the time in having to communicate necessary improvements to them.

As a lifelong fan of music, I recommend thinking about property management the way musicians think about their instruments: The greatest players are the ones who never stop practicing, no matter how much they’ve achieved. Take the example of Flea, legendary bassist of the Red Hot Chili Peppers. He attributes his success to the fact that he practices and spends an hour playing scales before every show on tour.

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The way I see it, if we don’t practice our scales, we can’t play our solos. In property management terms, that translates to this: If we don’t honor the clients we manage for (by walking their properties ourselves), we won’t satisfy them enough to keep them and continue growing our business. If you do walk properties, you might just double your business overnight like I did when Lydia signed with us. If you don’t, you might learn this lesson the hard way, as her prior management company did.


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