Rent Collection
We make sure you get paid on time, every time
Collecting Rent For Your Investment
Collecting rent is easy if you have the perfect tenant who pays on time! But what if they don’t? Having someone in your corner who knows tenant law and the proper notices to send is critical!
If a tenant has gone beyond the grace period of the lease we provide them with a late rent notice, where we collect the appropriate late fees along with the normal rent amount. Worse case, if we have a tenant that does stop paying rent, we will assist in the eviction process and re-renting the property quickly.
We make paying rent easy for tenants with the online tenant portal that can be accessed 24/7. We encourage tenants to pay online, which means we can pay you out faster.
Reach out to us today for a free, custom consultation for your unique rental property.
Request a Property Management Consultation
Owner or Renter?
Our Advantages
Why Choose TM3 Property Management As Your Kansas City Property Manager
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Rental-Property Owners Ourselves
We understand the decisions our clients face because we own rental properties too. We approach management with an owner’s priorities in mind: protecting the property, controlling expenses, minimizing vacancy, and preserving long-term value.
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Financial and Real Estate Experience
TM3’s leadership combines more than a decade of real estate experience with educational and professional backgrounds in finance, accounting, real estate valuation, and investment analysis. That perspective helps us evaluate both the day-to-day needs of a property and its overall financial performance.
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Professional Systems With Local Oversight
We use professional technology for marketing, applications, rent collection, maintenance requests, inspections, and financial reporting—while remaining locally accessible and directly accountable to our clients.
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Clear, Straightforward Communication
Owners should understand what is happening with their property and why. We communicate important developments, provide organized financial reporting, and work to address questions directly and promptly.
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Thoughtful Decision-Making
We balance cost, urgency, resident needs, lease obligations, and the property’s long-term condition when evaluating maintenance and management decisions. When owner approval is appropriate, we provide the information needed to make an informed choice.
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Consistent Standards
Successful property management depends on consistent processes. We apply established standards to marketing, applicant screening, lease enforcement, maintenance coordination, inspections, and documentation.
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Accountability
We take responsibility for the details within our control, follow through on commitments, and work to resolve problems professionally when unexpected situations arise.
Frequently Asked Questions
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What types of properties and areas do you manage?
TM3 specializes in well-maintained single-family homes and small multifamily properties. Our primary service area is Johnson County, Kansas, including Olathe, Overland Park, Lenexa, Shawnee, Gardner, Spring Hill, Leawood, Mission, Merriam, Prairie Village, and surrounding communities.
We also selectively manage properties elsewhere in the Kansas City metropolitan area when the property’s location, condition, rental value, and ownership goals are a good fit for our management model. Contact us with the property address, and we can determine whether TM3 is the right fit.
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What are your property management fees?
Our standard full-service management fee is 8% of the monthly rent collected. When we place a new resident, our leasing fee is 50% of one month’s rent.
Any additional fees or property-specific costs are disclosed in the management proposal and property management agreement so that owners can evaluate the complete fee structure before hiring TM3.
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What is included in your full-service property management?
Our full-service management generally includes rental analysis, property marketing, showing coordination, applicant screening, lease preparation, move-in documentation, rent collection, resident communication, maintenance coordination, lease enforcement, move-out documentation, owner statements, electronic disbursements, and applicable year-end financial reporting.
The exact scope of service is described in the property management agreement.
Go to FAQsTM3 Property Management
Areas We Serve
- Kansas City
- Shawnee
- Lawrence
- Mission
- Overland Park
- Gardner
- Olathe
- Grandview
- belton
- Spring Hill
- Lenexa
- Leawood
- Merriam
- Prairie Village
- Lee's Summit
- Leavenworth
- Johnson County