Question 1

How much does property management cost in Indianapolis?

Accepted Answer

Leaseway charges a flat monthly management fee of $109-$149 per property depending on your plan, not a percentage of rent. This means your fee stays the same whether your rent is $1,200 or $2,500. All plans include tenant placement, rent collection, maintenance coordination, financial reporting, and 24/7 emergency support. View details on /pricing.

Question 2

Are there any hidden fees or markups?

Accepted Answer

No. We operate on a transparent flat-fee model. There are no maintenance markups, no lease renewal fees, and no surprise charges. Every expense is itemized on your monthly owner statement. The only additional costs are our one-time leasing fee (50-75% of first month's rent) when we place a new tenant, and your actual maintenance costs at contractor rates with no markup.

Question 3

What is the leasing fee?

Accepted Answer

The leasing fee covers the full cost of marketing your property, showing it to prospective tenants, processing applications, conducting screening, and executing the lease. It ranges from 50-75% of the first month's rent depending on your plan. This fee is only charged when we successfully place a tenant -- never upfront.

Question 4

Do you require a long-term contract?

Accepted Answer

Our management agreements are month-to-month after an initial 6-month period. We earn your business every month. If you're not satisfied, you can cancel with 30 days written notice. We believe our results speak for themselves -- our average client retention is over 4 years.

Question 5

What plan should I choose?

Accepted Answer

Most landlords with 1-2 properties start with our Essentials plan ($109/mo). If you need eviction protection or priority maintenance, the Professional plan ($129/mo) is our most popular. For investors with 3+ properties or a portfolio, the Investor plan ($149/mo) includes dedicated account management and portfolio reporting. Visit /pricing for a full comparison of all plans.

Question 6

How do I get started with Leaseway?

Accepted Answer

Start by requesting a free rental analysis on /contact or call us at 317-445-9151. We'll evaluate your property, provide a rent estimate, and recommend a management plan. If you'd like to proceed, complete our online onboarding wizard on /onboard -- it takes about 15 minutes and collects everything we need to begin managing your property.

Question 7

How long does onboarding take?

Accepted Answer

Most properties are fully onboarded within 5-7 business days. This includes document signing, property inspection, creating the listing, and activating your owner portal. If the property is vacant, we can have it listed and receiving applications within 48 hours of completing onboarding.

Question 8

What if I already have a tenant in the property?

Accepted Answer

We handle existing tenant transitions regularly. We'll review the current lease, introduce ourselves to the tenant, set up their payment portal, and ensure a smooth handoff. There's no disruption to the tenant -- they simply redirect their rent payment to our system. We honor all existing lease terms.

Question 9

Can I switch from another property manager?

Accepted Answer

Absolutely. We manage the entire transition process. We'll coordinate with your current PM to transfer security deposits, maintenance records, tenant files, and keys. Most transitions are completed within 2-3 weeks with zero gap in management coverage.

Question 10

Do you manage properties outside of Indianapolis?

Accepted Answer

We serve all of Central Indiana including Indianapolis, Carmel, Fishers, Noblesville, Westfield, Zionsville, Greenwood, Avon, Brownsburg, Plainfield, Lawrence, Speedway, Whitestown, McCordsville, Pendleton, Mooresville, and Bargersville. If your property is within the Indianapolis metropolitan area, we can manage it.

Question 11

What does your tenant screening process include?

Accepted Answer

Our 7-step screening process includes: (1) credit check and score verification, (2) criminal background check, (3) eviction history search, (4) employment and income verification (minimum 3x rent), (5) landlord reference checks, (6) identity verification, and (7) rental history review. This process has resulted in zero evictions for properties we've screened tenants for in the last 3 years.

Question 12

How quickly do you find tenants?

Accepted Answer

Our average time to lease is 21 days or less. We offer a 21-day leasing guarantee -- if we can't place a qualified tenant within 21 days of listing, we waive the leasing fee. We achieve this through professional photography, listings syndicated to 50+ rental websites, and targeted social media marketing.

Question 13

What is your minimum income requirement?

Accepted Answer

We require tenants to have verifiable monthly income of at least 3 times the monthly rent. For a $1,500/month property, the tenant (or combined household income for co-applicants) must earn at least $4,500/month. This threshold is the industry standard and significantly reduces the risk of late or missed payments.

Question 14

Do you allow pets in rental properties?

Accepted Answer

Pet policies are set by the property owner. We can implement no-pet, pet-friendly, or restricted-pet policies per your preference. For pet-friendly properties, we recommend a non-refundable pet fee ($250-$500) and monthly pet rent ($25-$50). We screen pets for breed, size, and behavior. Service and emotional support animals are always accommodated per Fair Housing law.

Question 15

How do tenants pay rent?

Accepted Answer

Tenants pay through our online portal via bank transfer (ACH), debit card, or credit card. Payments are automatically tracked and receipted. We also accept certified checks and money orders for tenants without bank accounts, though we strongly encourage electronic payment for faster processing.

Question 16

When do I receive my rent payment?

Accepted Answer

Owner disbursements are processed between the 10th-15th of each month. Rent is due from tenants on the 1st, with a grace period through the 5th. After processing and deducting any approved expenses, your net proceeds are deposited directly to your bank account. You'll receive a detailed statement with every disbursement.

Question 17

What happens if a tenant doesn't pay rent?

Accepted Answer

We follow a strict late payment protocol: (1) automated reminder on the 2nd, (2) late fee applied on the 6th, (3) personal outreach on the 7th, (4) formal demand notice on the 10th, and (5) eviction filing recommendation if payment isn't received by the 15th. Our Professional and Investor plans include eviction protection that covers legal filing fees.

Question 18

Do you provide year-end tax documents?

Accepted Answer

Yes. We provide a complete year-end owner statement with all income and expenses categorized for tax filing. We also issue 1099-MISC forms when required. Our reporting integrates easily with TurboTax, H&R Block, and CPA workflows. Many of our clients' accountants have commented on the quality of our reporting.

Question 19

How are maintenance requests handled?

Accepted Answer

Tenants submit maintenance requests through our online portal or 24/7 emergency line. Non-emergency requests are triaged within 24 hours and dispatched to our vetted contractor network. You're notified of every request and can track progress through your owner portal. We handle everything from routine repairs to emergency plumbing.

Question 20

Do I need to approve every repair?

Accepted Answer

You set your own approval threshold during onboarding (typically $300-$500). Repairs below this amount are handled automatically so tenants aren't waiting and small issues don't escalate. For anything above your threshold, we contact you with the scope, estimated cost, and our recommendation before authorizing work. Emergency repairs (burst pipe, no heat in winter, etc.) are handled immediately regardless of threshold to protect the property and comply with Indiana habitability law.

Question 21

Do you mark up maintenance costs?

Accepted Answer

No. We do not add markups to contractor invoices. You pay the exact contractor rate. Our buying power from managing hundreds of properties allows us to negotiate preferred pricing with our contractor network, which often results in lower costs than what individual landlords pay.

Question 22

What counts as an emergency maintenance request?

Accepted Answer

Emergencies include: no heat when outside temperature is below 50F, no water, gas leaks, sewer backups, flooding, fire or smoke damage, electrical hazards, broken locks or security issues, and any situation posing immediate risk to tenant health or property damage. These are dispatched immediately 24/7 including weekends and holidays.

Question 23

What is eviction protection?

Accepted Answer

Our eviction protection (included in Professional and Investor plans) covers the legal filing fees, court costs, and process server fees if a tenant needs to be evicted. We also coordinate the entire eviction process -- from notice posting to court appearance to property turnover. For Essentials plan clients, we coordinate evictions at standard legal rates.

Question 24

How long does an eviction take in Indiana?

Accepted Answer

In Indiana, the eviction process typically takes 3-6 weeks from the initial notice to possession. Timeline: 10-day notice to vacate, filing with the court (1-2 days), court hearing (typically scheduled 7-14 days after filing), judgment and writ of possession (issued same day if landlord prevails), sheriff execution (5-7 business days). Our thorough tenant screening process means evictions are extremely rare.

Question 25

Are you familiar with Indiana landlord-tenant law?

Accepted Answer

Yes. We operate exclusively under Indiana Code Title 32, Article 31 (landlord-tenant law). We ensure compliance with all state requirements including: security deposit handling (IC 32-31-3), habitability standards (IC 32-31-8), proper notice procedures, Fair Housing regulations, and Indianapolis-specific rental registration requirements. We stay current on all legislative changes.

Question 26

Do I need a rental license in Indianapolis?

Accepted Answer

Yes. Indianapolis requires all rental properties to be registered with the Department of Business and Neighborhood Services (DBNS). Properties must pass an inspection and landlords must pay an annual registration fee. We handle the registration process for all properties we manage, ensuring you stay compliant.

Question 27

Do I get access to an owner portal?

Accepted Answer

Yes. Every owner gets 24/7 access to our online owner portal where you can view: real-time financial statements, maintenance request history and status, tenant payment history, property inspection reports, and all documents (lease, inspection photos, invoices). You can also download reports and year-end tax packages directly.

Question 28

How often will I hear from my property manager?

Accepted Answer

You'll receive: monthly owner statements with your disbursement, immediate notifications for maintenance requests above your threshold, quarterly property condition updates, annual lease renewal recommendations, and market rent analysis when your lease is up for renewal. You can also reach your property manager directly via phone, email, or the portal at any time during business hours.

Question 29

Can I visit my rental property?

Accepted Answer

Yes, with proper notice. Indiana law requires 24 hours reasonable notice before entering a tenant-occupied property (except emergencies). We can coordinate property visits, inspections, or walkthroughs with proper tenant notice. We conduct routine inspections twice per year and share photos and reports through your portal.

Question 30

What happens when a lease is up for renewal?

Accepted Answer

60-90 days before lease expiration, we conduct a market rent analysis and recommend a renewal strategy. Options include: renewing at current rent, increasing to market rate, or transitioning to month-to-month. We handle all communication, negotiate terms, and execute the renewal paperwork. Our lease renewal rate is over 75%, which keeps your vacancy costs low.

Frequently Asked Questions

Pricing & Fees

Getting Started

Tenant Screening & Placement

Rent Collection & Financials

Maintenance & Repairs

Legal & Evictions

Owner Experience

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