Compare Managers
How to Compare Property Management Proposals in Denver (Worksheet)
By Denver Rental Managers · Updated October 27, 2026 · 7 min read
Summary
To compare property management proposals, convert every fee to a year-one dollar total for your actual rent, then read the management agreement for termination terms, maintenance approval limits, markups and who owns the tenant relationship. Score each manager on cost, service fit and contract terms, not just the monthly percentage. Ask for everything in writing.
Key takeaways
- Get at least two written proposals with the full fee schedule and a sample management agreement.
- Turn every fee into dollars for one year at your actual rent.
- Read the termination clause, the maintenance approval limit and any markup language.
- Check what happens to the tenant and deposit if you end the agreement.
- Verify the brokerage license before signing.
Step 1: Ask every manager for the same things
To compare fairly, request the same documents from each company:
- The full written fee schedule, including every fee that could apply.
- A sample management agreement.
- A rent opinion for your home, with comparable rentals.
- Their brokerage name and license number.
- Their maintenance policy: who does the work, approval limits and any markup.
A good manager sends these without pushback. Colorado's junk-fee rules mean advertised prices should include mandatory fees.
Step 2: Calculate year-one cost
Use your expected monthly rent and add up a full year:
| Line item | How to calculate |
|---|---|
| Monthly management fee | Rate x rent x 12 (or flat fee x 12). Check any monthly minimum. |
| Leasing fee | Usually a share of one month's rent. Check the minimum. |
| Setup or onboarding fee | One-time charge, if any. |
| Renewal fee | Add it if your tenant will likely renew at month 12. |
| Maintenance markup or coordination fee | Estimate your yearly repair spend x the markup. |
| Inspection fees | Per-inspection fee x inspections a year. |
| Other fees | Eviction admin, HOA admin, marketing, reserves. |
Example. A $2,800 home with a 9% fee, a 50% leasing fee and a $250 renewal: $3,024 in monthly fees + $1,400 leasing + $250 renewal = $4,674 before maintenance. If the manager adds 10% to $2,000 in yearly repairs, that's another $200.
Want real numbers? Our year-one cost table runs published fees from 16 Denver-area companies.
Step 3: Read the management agreement
These clauses matter more than a percentage point of fees:
- Term and termination. How much notice do you need to cancel? Is there a fee? Some Denver firms let you cancel with 30 days' notice and no fee. Others ask for 60 days.
- Tenant protection clause. If you cancel, can the manager charge a fee because "their" tenant stays in the home?
- Maintenance approval limit. The dollar amount the manager can spend without asking you. Evernest, for example, asks for owner approval above $500.
- Emergency authority. What can they spend in an emergency, and how fast will they tell you?
- Fees on collected vs. due rent. Collected is better for you.
- Reserve. How much of your money they hold back, and when it's returned.
- Deposit handling. Where tenant deposits are held and how they're transferred if you leave.
- Leasing fee on renewals. Make sure you aren't charged a full leasing fee again when the same tenant renews.
Step 4: Check the guarantees
Guarantees sound similar but differ a lot. For each one, ask:
- What triggers it, and what's excluded?
- What's the cap in dollars or months?
- Does it apply only to tenants the manager placed?
- Is it included, or an add-on with a monthly cost?
For example, Pioneer's optional guaranteed-rent program costs an extra 5% a month. Evernest's eviction plan is $200 a year. Mynd's rent guarantee applies to residents Mynd places.
Step 5: Score each proposal
Give each manager a 1–5 score on each line, then add them up:
| Factor | What to look for |
|---|---|
| Year-one cost | Lower total in dollars, not just a lower rate |
| Rent opinion | Backed by real comparable rentals, not just a high number |
| Fit | Manages homes like yours in your area |
| Communication | Named contact, clear response times |
| Maintenance | Clear approval limits, no surprise markups |
| Contract terms | Short notice period, no termination fee |
| Guarantees | Clear conditions in writing |
| License and record | Active license, no disciplinary actions |
Red flags
- A rent opinion far above everyone else's. It can mean a long vacancy.
- Fees that appear only in the agreement, not the fee schedule.
- A long lock-in or a large termination fee.
- No written maintenance approval limit.
- Pressure to sign before you've read the agreement.
- A license you can't find on the Colorado Division of Real Estate lookup.
How to get help
We'll match you with up to three vetted, licensed Denver-area managers who give owners a written, all-in fee schedule up front. Use this worksheet on their proposals. Free, no obligation. Get matched free or read the Denver manager comparison.
Sources
This guide is general information for Colorado landlords, not legal advice. Laws change; confirm current requirements with the Colorado Division of Real Estate or a licensed attorney before acting.
