Switch property managers to Perpetual

To switch property managers in Keller, North Richland Hills or Fort Worth, start with a review of your current management agreement and its notice requirements, give the required notice, and let us coordinate the handover. Perpetual Property Management can take over a single rental or consolidate several properties managed by different companies, including homes with tenants already in place. We request the lease, deposit, keys, tenant ledger and operating records, then give tenants new payment and maintenance instructions. If your current agreement makes waiting the better decision, we will tell you.

You do not need to wait for a vacancy to explore a change. You need a clear transition plan that accounts for the existing lease, money held by the current manager, outstanding repairs and the next rent payment.

Call 682-593-7033 or request a free rental analysis. We will provide market rent and a written management quote, with no obligation.

Why Owners Choose Perpetual Property Management

We are a broker-owned property management company based in North Richland Hills. Justin Brown is a Texas Broker and owns both Perpetual Property Management and our affiliated brokerage, Perpetual Realty Group, LLC.

Our home market is Northeast Tarrant County, with Keller, North Richland Hills and Fort Worth as our main cities. We manage single-family homes, townhomes and small multifamily properties. Our office is at 5755 Rufe Snow Dr, Suite 155, North Richland Hills, TX 76180.

For an owner changing managers, the difference needs to show up in daily operations: returned calls, visible invoices, documented repairs and clear leasing activity. We put those expectations into the management agreement through written fees and the Perpetual Promise, subject to its Guarantee Addendum.

Our AppFolio owner portal gives you access to statements, documents and disbursement history. You receive monthly statements, and the original vendor invoice is always available in the portal when we coordinate maintenance.

If you are growing a portfolio, we also offer acquisition through our affiliated brokerage and management under one roof. Per-door reporting lets you assess each property's performance as the portfolio grows.

How We Take Over Your Rental, in Order

A successful switch starts with the current agreement and follows the property’s records, funds and tenant communications through to your first statement. Here is the sequence.

Review your current agreement and notice terms

Before you give notice, we start with the terms governing your departure. Notice requirements, termination provisions and any remaining obligations need to be understood before a handover date is selected.

The goal is to identify whether switching now makes sense or whether waiting would produce a better result. We will be honest if your current agreement makes it worth waiting. A disappointing management relationship does not make the existing contract disappear.

Our step-by-step guide to switching property managers provides more detail on preparing for the transition.

Give notice to your current manager

Once you understand the applicable terms, you give notice to the current manager. After that, we handle the coordination with that company.

The notice and handover need to work together. The current manager’s responsibilities, our takeover and the tenant’s payment instructions should follow a coordinated timeline. That is particularly important when rent collection or repair work is already underway.

Transfer the lease, deposit, keys and records

We request the lease and related documents, security deposit, keys, tenant ledger, property records and open work orders. These establish what the tenant owes, what funds are being held, how the property can be accessed and which issues remain unresolved.

The tenant ledger matters as much as the lease. A balance needs to be understood before it can be carried forward accurately. Open repair bills also need to be distinguished from completed work and pending requests.

Our resource on deposits, unpaid rent and open repair bills when you switch mid-lease explains the items owners should account for during a handover.

Give tenants new payment and maintenance instructions

Tenants receive instructions explaining where to pay rent and how to submit maintenance requests. We design the handover so rent never misses a beat.

A tenant should have a clear destination for both routine questions and urgent repair needs. Through our portal, tenants can submit maintenance requests with photos, giving us useful information before a vendor is dispatched.

Complete the enrollment inspection

The enrollment inspection establishes a condition record as we begin management. It helps connect the records we receive with the property we are taking over.

Enrollment inspection charges depend on the selected plan. This inspection is separate from our commitment to a 360-degree condition inspection at every move-in and move-out.

Review your first statement

Your first monthly statement provides a financial record under our management. Statements, documents and disbursement history are accessible in AppFolio.

The first statement is also a practical checkpoint for understanding transferred balances, management charges and property expenses. Fees are confirmed in writing before you sign, so the agreement provides the basis for reviewing those charges.

What Changes for You and Your Tenant When We Begin

From the start of our management, you have a defined communication standard, an owner portal and an agreed process for approving maintenance.

Calls and emails are answered within one business day under the Perpetual Promise. While your property is vacant, you receive a written activity report every week. Those commitments give you a concrete way to assess whether you are receiving the service you signed up for.

For maintenance, you set a pre-approved spending limit. Larger jobs come to you with a description, photos and a recommendation. We document every job and repeatedly use vendors across plumbing, electrical, HVAC and general trades.

Your tenant receives a new process for paying rent and requesting service. All plans include 24/7 emergency response. An occupied takeover brings the existing lease, deposit and records into our management; it does not depend on first placing a new tenant.

You can read more about taking over a home with a tenant in place.

The condition and completeness of the transferred records still matter. If keys or documents are missing, that becomes a handover issue to address directly. Our guide explains considerations for when your old manager will not release keys or records.

The Problems Owners Switch to Solve, and Our Written Commitments

Changing managers should address the specific problem that brought you here. We connect common owner concerns to clear operating standards and, where applicable, written guarantees.

These commitments are part of The Perpetual Promise, with written guarantees in every management agreement subject to the Guarantee Addendum.

For leasing concerns, listing speed is only part of the work. We price rentals using leased comparables rather than asking prices. An advertised rent shows what an owner hopes to receive; a leased comparable helps establish what a tenant has agreed to pay.

We screen every adult against written criteria covering credit, income, rental history, criminal checks and eviction checks. We use Texas-compliant leases. If a tenant we place defaults and is removed or breaks the lease within the first 6 months, we provide a new tenant with no additional leasing fee, subject to the Guarantee Addendum.

For existing tenants, renewal work starts 120 days before the lease ends and includes a rent check against leased comparables. That gives the renewal decision a defined starting point instead of leaving it until the lease is nearly over.

Consolidate Rentals From Different Management Companies

If you own several rentals, the problem may be the time required to reconcile different statements, track repair approvals and find documents across several management companies.

We can take over properties from different managers and bring them into one AppFolio owner portal. Each property still needs its own handover: its agreement and notice terms, lease, tenant ledger, deposit, keys, records and open work orders must be accounted for.

Consolidation does not require pretending every property has the same circumstances. An occupied home, a vacant rental and a property with unfinished repairs each present different transition needs. The records and timing should reflect those differences.

For owners with several doors, we manage portfolios across Tarrant, Dallas, Collin and Denton counties. We also take on a single property within about two hours of DFW when it is part of a package.

Our main service area includes Watauga, Hurst, Bedford, Euless, Haltom City, Southlake, Colleyville and Saginaw, along with Keller, North Richland Hills, Fort Worth and surrounding Tarrant County communities. Homes we manage include properties in Hurst, new construction in Denton, Harvest Hill in Dallas and University Park.

Per-door reporting helps you review each rental individually while managing the portfolio through one company. If you are considering acquisitions as well as a management change, our affiliated brokerage can support the purchase side under the same ownership.

Call 682-593-7033 to discuss the properties you want to move, the companies currently managing them and whether a coordinated transition makes sense.

What Switching to Perpetual Costs

Our plans provide a starting point for comparing ongoing management, tenant placement, renewals and maintenance-related charges. The final fee is set after the rental analysis. Plans are negotiable case by case, and every number is confirmed in writing before signing.

Compare the charges that apply to your property's situation. A management percentage alone does not show the difference between plans. Tenant placement, renewal charges, enrollment inspection and coordination fees also belong in the decision.

For an occupied takeover, identify which charges apply at enrollment and which relate to later events, such as a renewal or a future tenant placement. The written quote and agreement should make those distinctions clear.

Maintenance coordination is calculated as a percentage of the vendor’s invoice. The original invoice is always in your portal, allowing you to see the underlying vendor charge. Our explanation of maintenance markups provides additional context for evaluating those costs.

Review our pricing, then use the rental analysis to obtain a property-specific quote. If a fee is not in your management agreement, you do not pay it.

Decide Whether to Switch Now or Wait

The right decision depends on the current agreement, the property’s operating condition and the problem you need solved.

A management change deserves the same financial discipline as any other rental decision. If waiting is worthwhile under your existing agreement, we will say so. If moving forward makes sense, we handle coordination with the current manager after you give notice.

Start by obtaining a clear picture of your property's rent potential and our proposed fees. Our free rental analysis includes market rent and a written management quote, with no obligation.