For most residential properties, Centana Property Management charges 8%–12% of collected rent, depending on the property and location. There is no management fee when the property is vacant. If we are not collecting rent, you are not paying a monthly management fee. Commercial and larger multifamily properties are quoted individually based on the property and services required.

The monthly management fee covers the day-to-day management of the property, including rent collection, tenant communication, lease administration, coordination of routine property matters, owner accounting and monthly statements, security deposit administration, and management oversight. Leasing, maintenance, legal services, major projects, and other property-specific expenses may involve separate charges as explained in the management agreement.

Yes. Owning rental property has operating expenses that are separate from the management fee. Depending on the property, these may include repairs and maintenance, utilities, cleaning, lawn care, snow removal, advertising, insurance, taxes, legal expenses, licensed trades, capital improvements, and other third-party costs. We believe these costs should be discussed openly rather than appearing as surprises later.

Yes. Centana charges a 10% maintenance supervision fee on maintenance and repair work we coordinate for the property. This compensates Centana for receiving and evaluating requests, troubleshooting, scheduling staff or contractors, communicating with tenants and owners, supervising and documenting work, reviewing invoices, and following up on completion.

Maintenance management involves more than forwarding a work order. Someone must determine what is wrong, decide who should handle it, schedule access, communicate with the tenant, monitor the work, review the cost, document what was done, and follow up when necessary. The 10% fee helps pay for that coordination and accountability. For many owners, effective supervision can also reduce repeat trips, unnecessary contractor calls, delayed repairs, and larger problems caused by deferred maintenance.

The cost of providing maintenance is more than the technician's hourly wage. A legitimate in-house maintenance operation has payroll taxes and employee costs, workers' compensation insurance, liability insurance appropriate to the work being performed, vehicles, fuel, tools, equipment, training, scheduling, supervision, bookkeeping, and administrative overhead. Centana operates as a licensed general contractor and carries workers' compensation and liability insurance. These protections and operating costs are part of providing accountable maintenance service.

Maintenance work creates real risk. Employees can be injured and work can accidentally damage a building or another person's property. Maintaining appropriate workers' compensation and liability coverage is part of operating a professional maintenance and contracting business. Montana also requires construction contractors with employees to maintain workers' compensation coverage as part of contractor licensing requirements. Centana also requires subcontractors to provide appropriate proof of licensing and insurance before performing maintenance for us.

Many rental-property repairs are small but time-sensitive. A dripping faucet, running toilet, loose door handle, damaged screen, sticking door, or minor drywall repair may not require a specialized contractor. An outside plumber or other trade may have a service-call minimum and scheduling delay. When appropriate, our maintenance team can often diagnose and complete smaller repairs more efficiently, while specialized or licensed work is referred to the appropriate trade.

No. The important number is the total cost of solving the problem correctly. A modest supervision fee can be offset by faster response, fewer unnecessary service calls, better troubleshooting, reduced contractor minimum charges on small repairs, and catching problems before they become larger. There will also be jobs where a specialized outside contractor is the most efficient choice, and we use outside trades when the work requires their expertise.

No. The management agreement establishes an authorization limit that allows us to handle routine repairs without contacting you for every minor item. For larger or unusual repairs, we contact you for approval whenever practical. An emergency involving safety or the risk of additional property damage may require immediate action.

Yes, provided the contractor meets our requirements, including appropriate licensing and insurance when required, acceptable quality of work, and reasonable response times. If your preferred contractor is unavailable or another option is more practical, we can discuss the best approach.

Our goal is to disclose management and property-related charges in the management agreement before we begin. In addition to the monthly management fee and maintenance supervision fee, an owner may incur leasing or tenant-placement charges and actual property expenses such as maintenance, advertising, cleaning, utilities, legal services, licensed contractors, or capital improvements. Fees can vary with the property and scope of service, so we review the applicable charges with you before management begins.

Available owner funds are distributed after rent has been received and processed and property expenses have been paid. Your management agreement and onboarding information explain the normal monthly distribution schedule.

Owners receive regular financial statements showing rental income and property expenses and have access to property information through our Owner Portal. Our accounting team maintains detailed records of receipts and disbursements affecting the property.

Yes. We provide year-end financial reporting to help you and your tax professional organize the income and expenses associated with your rental property. Your CPA or tax professional should advise you regarding the tax treatment of specific items.

Yes. We can pay authorized property-related expenses from available owner funds. Larger repairs or improvements may require additional owner funding before work begins.

Rental value depends on location, size, condition, amenities, season, competition, and current demand. We use comparable rentals and our experience in the Great Falls market to recommend a market-supported rent designed to maximize income without creating unnecessary vacancy.

We market available properties online and through rental marketing channels appropriate for the property. We respond to inquiries, coordinate the leasing process, and use our local market presence and referral network to connect qualified renters with available properties.

There is no responsible way to guarantee an exact timeframe. Location, condition, price, season, and market demand all affect leasing time. We focus on proper pricing, good presentation, effective marketing, prompt response, and careful tenant selection.

Clean, well-maintained, properly functioning, and competitively priced properties generally attract more interest. Before marketing, we can recommend practical repairs, cleaning, painting, or improvements that may improve the property's appeal and rental performance.

Before the lease expires, we review the tenancy, current rental rate, property condition, and market conditions. We can then recommend renewal terms and an appropriate rental adjustment when warranted, with the goal of retaining good tenants while keeping the property competitive.

We coordinate turnover, document property condition, identify cleaning or repairs that may be needed, handle the security deposit accounting, and prepare the property for the next qualified tenant as efficiently as practical.

We use consistent rental criteria and screen applicants in accordance with Fair Housing requirements and applicable Montana law. Screening may include credit, employment and income verification, rental history, eviction history, identity verification, and other legally appropriate information.

Finding a qualified tenant is only the beginning. We focus on clear expectations, professional communication, prompt attention to legitimate maintenance concerns, fair treatment, and consistent lease administration. Retaining good tenants can reduce vacancy and turnover costs.

Pet policies can vary by property and owner preference, subject to our rental criteria and applicable law. Additional requirements may apply when pets are approved. Assistance animals are handled separately in accordance with Fair Housing requirements.

Centana collects rent directly from tenants and maintains the accounting records for the property. This allows us to monitor payments, address delinquencies, and consistently administer the lease.

We monitor tenant accounts and address delinquent rent promptly. Appropriate notices and follow-up are handled in accordance with the lease and Montana law, and further action may be taken when a tenant does not resolve the delinquency.

Eviction is a last resort, but sometimes legal action becomes necessary. We handle property-management documentation and notices within our role and coordinate with qualified legal counsel when court action is required.

Tenants contact Centana rather than the owner. We evaluate the request, determine the appropriate response, coordinate access and repairs, and keep the owner informed when an issue is significant or requires approval

We try to match the repair to the right resource. A straightforward repair may be efficiently handled by our maintenance team, while plumbing, electrical, HVAC, roofing, or other specialized work may require a licensed or specialized contractor. We also supervise work, review invoices, and use our experience to identify costs or repair times that appear unreasonable.

Centana provides after-hours emergency response for issues that cannot reasonably wait until the next business day. We evaluate the situation and dispatch appropriate help when immediate action is necessary.

We document property condition at key points in the tenancy, including move-in and move-out. This creates a record that helps distinguish tenant-caused damage from normal wear and supports proper maintenance and security deposit administration.

We document the property at key points and may conduct additional inspections or property reviews as appropriate. The purpose is to identify maintenance concerns, document condition, and address problems before they become more expensive.

Yes. It remains your property. Once occupied, however, access must comply with the lease and Montana law. We recommend coordinating visits through our office so proper notice and arrangements can be made.

Yes. We can provide practical input based on the Great Falls rental market and our management experience. We focus on improvements that enhance marketability, reduce future maintenance, attract qualified tenants, or otherwise make financial sense.

Centana administers tenant security deposits in accordance with Montana law and our management procedures. Security deposits are accounted for separately from ordinary rental income.

We document the move-out condition, compare it with prior condition documentation, determine allowable tenant-responsible charges, and prepare the required security deposit accounting and refund in accordance with Montana law.

Tenant-caused damage beyond normal wear and tear may be charged against the security deposit when permitted by the lease and Montana law. Good documentation helps establish what is tenant responsibility.

Owners should maintain insurance appropriate for rental or investment property and discuss coverage with a qualified insurance professional. Our management agreement identifies insurance requirements related to the management relationship.

Yes. A property does not need to be vacant. We review existing leases and tenant records, establish the property in our systems, coordinate the transfer of appropriate records and funds, and provide tenants with new payment, maintenance, and communication instructions.

Usually, the transition can be handled with minimal disruption. After the required notice is provided to your current manager, we can help coordinate leases, tenant records, deposits, keys, accounting information, and other property documentation.

Possibly. We first review the lease, payment history, notices, property condition, and available records. We then discuss the circumstances with you and determine the best approach before accepting management.

No. It is your property and we work for you. You establish the management parameters, subject to the management agreement and applicable law, while we handle day-to-day responsibilities and involve you when important decisions need to be made.

Yes. Centana provides residential and commercial property management. Commercial services can be tailored to the property and may include lease administration, operating expense management, tenant communication, maintenance coordination, accounting, and reporting.

Yes. We manage multifamily properties as well as individual residential rentals. Larger properties may require a customized management plan based on staffing, maintenance, accounting, leasing, and reporting needs.

Not necessarily. Larger multifamily and commercial properties vary significantly in complexity and service requirements. We prepare a management proposal based on the property and scope of work.