They will inspect their own work.
Most management companies do their own property checks and write their own reports. That is the company you are paying grading itself.
For owners comparing property management companies
Before you hand over the keys, know exactly what you are handing over.
Every property management company promises great care. Few owners have proof of the property's condition on day one, or a way to check it on day 90. TourNTell gives you both: an independent, photo-backed inspection before you sign, and unannounced check-ins after.
Independent inspectorsPhoto-backed reportsDelivered in 24 hours
Hiring a property manager
Checklist- Compare management fees
- Check reviews and references
- Review the management agreement
- Ask about tenant screening
Document the property's condition independently
Most skip
40+ photos, 8 sections, scored. Your baseline in 24 hours, before the new manager takes over.
What owners should know
Six things to know before you sign a management agreement.
None of this means property managers are bad. It means you should hire one with your eyes open.
Day-one condition is rarely documented.
Without photos from the handover, any damage later becomes that was already there. You lose the argument before it starts.
You will mostly hear good news.
Monthly updates are written to keep clients happy. Exterior wear, parking hazards and slow vacancies rarely make the email until they are expensive.
The first 90 days set the tone.
A new manager who knows you verify their work behaves differently from one who knows you will not.
Switching managers later is painful.
Contracts, notice periods and tenant disruption make it far cheaper to catch a poor fit early.
Not every owner needs full service.
If you can handle rent and tenants yourself, your real problem may be distance. You might just need eyes on the ground.
The practical comparison
Three ways to manage a rental. Only one is fully verified.
Hands-on owners nearby
Self-manage
You handle tenants, rent, repairs and visits yourself.
- ×Your evenings and weekends
- ×Hard to scale past a few doors
- ×Impossible from out of state
Owners who want it handled
Hire a PM company
You pay a percentage of rent, often 8-12%, plus leasing fees, and trust their reports.
- ×Saves your time
- ×They report on themselves
- ×No independent proof of condition
Time back and proof
PM company + TourNTell
Your manager runs the day-to-day. TourNTell verifies it with photos and scores.
- ✓Saves your time
- ✓Independent photo evidence
- ✓Scores you can compare every quarter
- ✓Works for self-managers too
How it works
Protect your property through the whole switch.
Three inspections that turn trust me into a documented track record.
Baseline inspection
A certified inspector documents all 8 sections with 40+ photos, so you have proof of the condition you are handing over.
First check-in
An unannounced visit shows whether the new manager is living up to the pitch, while it is still early enough to course-correct.
Ongoing oversight
Recurring inspections keep your manager accountable and hand you a prioritized action list to share with them.
Take this list
8 questions to ask any property management company.
The last question tells you the most.
- 1
What is included in your management fee, and what costs extra?
- 2
How many doors does each manager on your team handle?
- 3
How often do you physically visit the property?
- 4
What does your owner report look like, and does it include photos?
- 5
How do you screen tenants?
- 6
How do you choose and approve vendors?
- 7
What are the terms for ending the agreement?
- 8
Are you comfortable with independent, unannounced inspections?
A complete condition check
What a first inspection usually uncovers.
Most property issues build quietly when no one independent is looking. Here is what a single visit checks.
Property presence & first impression
Signage, curb appeal, landscaping, lighting.
Grounds & exterior areas
Trash, drains, fencing, patios, trip hazards, amenities.
Building exterior condition
Siding, roof, paint, mold, wood rot, HVAC units.
Parking & hard surfaces
Potholes, asphalt, sidewalks, curbs, stair safety.
Common areas & amenities
Laundry, clubhouse, fitness center, pool.
Safety & maintenance
Safety postings, equipment storage, maintenance shop.
Management & staff
Greeting, professionalism, property knowledge, tour quality.
Apartment unit interior
Cleanliness, kitchen, bath, flooring, plumbing, smoke detectors.
Straightforward pricing
Less than one missed repair. First inspection free.
Use code FIRSTFREE when your inspection is confirmed.
Basic
Core oversight for single properties.
$99 /mo
or $149 one-time
- 4 essential sections
- 20+ high-resolution photos
- Independent property visit
- 24-hour digital report and PDF
Comprehensive
Full 8-section audit for owners and portfolios.
$149 /mo
or $199 one-time
- All 8 inspection sections
- 40+ high-resolution photos
- Independent property visit
- Urgency-rated action plan
- 24-hour digital report and PDF
What clients are saying
Real owners. Real reports. Real eyes on the ground.
“TourNTell completely changed how we manage our portfolio. The unannounced inspections keep our property managers accountable.”
“The reports are thorough and the turnaround is incredible. We get actionable insights within 24 hours of every inspection.”
“Finally, a way to see what's really happening at our properties without scheduling weeks in advance. Game changer.”
Talk with TourNTell
Get your baseline before the handover.
Tell us who you are and which property you want documented. We will inspect it and send a full photo report within 24 hours, ready for whichever manager you choose.
1. We confirm the property and visit window
2. A certified local inspector visits
3. Your photo-backed report arrives in 24 hours
Request a call
Common questions
What owners ask before hiring a manager.
Hire the manager. Keep the proof.
Whichever property management company you choose, start with an independent record of your property, and keep checking it without making the trip.
Book a Call