The Winvest Journal | Miami 2026
Questions to Ask a Property Manager in Miami
Before You Hire (2026)
Before you hire a property management company in Miami, ask five things: how the fee is charged, what it covers, who approves tenants and repairs, where the security deposit is held, and when you get paid. A good manager answers every one in writing, with real numbers, and points you to the Florida statute when the law sets the rule.
This guide lists the 16 questions owners in Miami Dade and Broward ask most, grouped by topic. For each one you get why it matters, what a good answer sounds like, and our own answer. We are Winvest Management, a property management company in Miami at 66 W Flagler St, managing homes, condos and apartments from Miami to Fort Lauderdale.
Before you hire
Why ask these questions before you hire?
Because the contract decides your profit more than the rate does. Two managers can both quote 8% and run your rental in completely different ways.
Fees are one side of it. The other side is whether the property earns the most it honestly can, without putting off repairs that come back bigger. You also want to see every invoice, every photo and every dollar, so you never have to wonder what is happening at your property.
| Question to ask | A good answer | Red flag | Winvest's answer |
|---|---|---|---|
| Flat fee or percentage? | A percentage of rent collected, in writing | Charged on rent due | From 3% of rent collected |
| What is included, and what costs extra? | A full written fee schedule | "We'll bill as needed" | Leasing half a month of rent per signed lease; 9% maintenance overhead; no setup or termination fee; annual plan and budget, with budget vs actuals reviews |
| Do I pay while it is vacant? | No | A vacancy fee | No rent collected, no management fee |
| When do I get paid? | A fixed date each month | "When it clears" | The 10th of each month |
| How much reserve do you hold? | A small, stated amount | No answer | $500 for single unit arrangements |
| How do you screen tenants? | Written criteria applied to everyone | "We go with our gut" | One written set of criteria, Fair Housing compliant |
| How fast do you lease? | Local data and their own record | A promise with no data | Metro median is 17 days (Rental Beast, Q3 2026) |
| Who approves the tenant? | Your choice, written into the agreement | Manager only, no option | Your choice: you approve, or we approve within agreed criteria |
| What if rent stops? | The FS 83.56 timeline, explained | Vague answers | Notice under FS 83.56, eviction under FS 83.59 with an attorney |
| What repairs need my approval? | A dollar threshold | No threshold | Over $500 on single property arrangements |
| Do you mark up repairs? | An open, stated markup | A hidden markup | 9%, covering 3 or more quotes and negotiation |
| Who answers at 2 AM? | Around the clock triage | Voicemail | Calls triaged around the clock |
| Are you licensed? | A DBPR number you can look up | No number | DBPR license CQ1073669 |
| Where is the deposit held? | A named Florida account under FS 83.49 | "In our account" | Florida trust account at Truist |
| What reports do I get? | Monthly statements with invoices | Quarterly summaries | Monthly statements, invoices and photos in the owner portal |
| How do you inspect? | Dated photos at move in and move out | No photos | Move in and move out inspections with dated photos |
Source: Winvest pricing and policy pages, checked November 10, 2026; Florida Statutes sections 83.49 and 83.56 (2026).
The money
Fees and financial transparency
Should a property manager charge a flat fee or a percentage?
Why it matters. A flat fee is paid whether or not rent arrives. A percentage of rent collected only pays the manager when you get paid.
A good answer. "A percentage of rent collected, stated in the agreement." Across its Florida sample, iPropertyManagement found an average management fee of 9.04% of collected rent, and an average of $107.53 a month among the few companies that charge a flat fee (page updated September 23, 2026). For Miami Dade and Broward condos, Florida Estate's 2026 investor guide lists 10% to 12% of rent (updated October 5, 2026).
Our answer. Winvest Full Management starts from 3% of rent collected, and the full range is 3% to 10% of rent collected. That pays for rent collection, tenant communication, late notices, accounting and your monthly statement. More detail is in our Miami fees guide.
What does the fee include, and what costs extra?
Why it matters. The monthly rate is only one line. Leasing fees, markups and setup charges can double what you pay.
A good answer. A full written fee schedule, with each fee tied to the work it buys.
Our answer. On Full Management, the management fee includes an annual plan and budget for the property, with budget vs actuals reviews so you can see where every dollar went. That is true institutional investment attention for your property. Leasing is half a month of rent per signed lease. That buys rent pricing, photos, listing, showings, screening and the lease itself. Maintenance carries a 9% overhead, which pays for gathering 3 or more vendor quotes (sometimes more than 5) and negotiating the price. There is no setup fee and no termination fee. Leasing Only is 1 month of rent, and Maintenance Only is 15% of each maintenance invoice. Published pricing applies to annual rentals; short and mid term rentals are priced case by case. See pricing.
Do you pay a management fee when the rental is vacant?
Why it matters. A manager who gets paid on an empty unit has less reason to fill it.
A good answer. "No."
Our answer. No. Our management fee is charged on rent collected, so no rent means no management fee.
When do owners get paid?
Why it matters. Your mortgage, association dues and insurance have due dates. Your payout should too.
A good answer. A fixed day each month, with a statement showing how the number was reached.
Our answer. Winvest pays owners on the 10th of each month, with the statement in your owner portal.
How much does the manager keep in reserve?
Why it matters. A reserve lets small repairs get paid without waiting on you. Too large a reserve just ties up your cash.
A good answer. A stated amount, held in your account and shown on every statement.
Our answer. $500 for single unit arrangements.
The tenant
Tenant screening and occupancy
How do you screen tenants, and how do you follow Fair Housing law?
Why it matters. One bad placement can cost months of rent. One unfair decision can bring a discrimination claim. Florida's Fair Housing Act, section 760.23, bars refusing to rent because of race, color, national origin, sex, disability, familial status or religion.
A good answer. Written criteria, set before the listing goes up, applied the same way to every adult applicant, with records kept.
Our answer. That is exactly how our screening policy works: credit, criminal and eviction screening through CRS, one written set of criteria, and a record behind every decision.
What occupancy and days on market should you expect?
Why it matters. Every empty week costs you a week of rent.
A good answer. Local numbers with a source and date, then their own record. Rental Beast's Q3 2026 report found a median of 17 days on market across the Miami, Fort Lauderdale and Pompano Beach metro (published October 23, 2026). The U.S. Census Bureau put the Miami metro rental vacancy rate at 7.0% in Q3 2026. More is in our Miami rental vacancy guide.
Our answer. We price to this month's comps on your block, not a citywide average.
Do you get final approval on the tenant?
Why it matters. Some owners want the last word. Others live out of state and want the lease signed quickly.
A good answer. "Your choice, and we put it in the agreement."
Our answer. We offer both, whichever you prefer. You can give final approval on every applicant, or we approve within criteria you agree to in advance. Either way the same written screening rules apply. See leasing services.
What happens when a tenant stops paying rent?
Why it matters. Florida's process is fast, but only if every step is done right.
A good answer. The statute timeline, in plain words. Under Florida Statutes section 83.56(3), the landlord delivers a written demand giving the tenant 3 days to pay or leave, not counting Saturday, Sunday or court observed legal holidays. If rent is still unpaid, the landlord may end the lease and file for possession in county court under section 83.59. After that first filing, only an attorney may act for the landlord's agent.
Our answer. We serve the notice on time, follow our rent collection policy, and coordinate the case with the eviction attorneys we work with. If Winvest did not place the tenant, the owner pays the eviction costs. If we placed the tenant, our Eviction Protection guarantee covers the eviction filing costs. See our lease enforcement standards.
The property
Maintenance and repairs
Which repairs need your approval, and which are emergencies?
Why it matters. Without a threshold, you either approve every lightbulb or learn about a big bill after the fact.
A good answer. A dollar threshold in writing, plus a clear definition of an emergency.
Our answer. On single property arrangements, repairs above $500 need your approval first. Emergencies follow our emergency policy: we act to protect the property, then call you right away.
Do you mark up repair invoices?
Why it matters. Many owners never see the vendor's real invoice. Florida Estate lists typical maintenance markups of 10% to 20% on vendor invoices (updated October 5, 2026).
A good answer. An open markup, the original vendor invoice beside the charge, and proof the price was competitive.
Our answer. Our maintenance overhead is 9%. It pays for gathering 3 or more vendor quotes, sometimes more than 5, and negotiating. Winvest averages about 30% savings off the average initial quoted price, so the overhead usually pays for itself. The vendor's invoice sits in your portal next to the charge. See our vendor standards.
| Winvest maintenance overhead |
|---|
| 9%Winvest maintenance overhead, which covers 3 or more vendor quotes and price negotiation. Winvest averages about 30% savings off the average initial quote. |
Source: Winvest transparency disclosures, checked November 10, 2026.
We get three or more quotes to always give opportunity for newer vendors to compete for our jobs and to keep our legacy vendors honest. We then have the collateral to negotiate prices down even further, resulting in significant savings for our owners. Our average savings from initial quoting average is 30%, which we are very proud of.
Who handles a 2 AM emergency?
Why it matters. In South Florida a burst pipe or a dead AC in August cannot wait for Monday.
A good answer. A person, not voicemail, who triages the call, dispatches a licensed vendor and sends you photos.
Our answer. We triage maintenance calls by urgency around the clock. Active leaks, AC failures in extreme heat, electrical hazards and security breaches get a licensed vendor dispatched, and you get the details, estimate and dated photos. Harold Washington, our Head of Maintenance, runs the vendor side.
The rules
Legal, compliance and operations
Is the manager licensed?
Why it matters. In Florida, managing rentals for others for pay requires an active real estate license under Chapter 475.
A good answer. A license number you can check yourself on the DBPR license search.
Our answer. Winvest's DBPR license is CQ1073669. Our licensing page shows how to verify us.
Where is the security deposit held?
Why it matters. It is the tenant's money, and the law is specific about it.
A good answer. Under Florida Statutes section 83.49(1), the landlord or agent must either keep deposits in a separate account at a Florida financial institution, with or without interest paid to the tenant, or post a surety bond and pay the tenant 5% simple interest. The money cannot be mixed with other funds. Landlords with five or more units must also tell the tenant in writing where it is held.
Our answer. Deposits are held in a Florida trust account at Truist, fully compliant with FS 83.49. See our transparency disclosures.
What reports and portal access will you get?
Why it matters. If you cannot see it, you cannot check it.
A good answer. Monthly statements, the original invoices, and live access whenever you want it.
Our answer. Monthly owner statements showing income, expenses and your payout; vendor invoices and photos for every repair; an annual 1099; all in your owner portal.
How are move out inspections and deposit deductions handled?
Why it matters. Deductions are where most deposit disputes start, and the deadlines are strict.
A good answer. Dated photos at move in and move out, and the FS 83.49(3) timeline. If no claim is made, the deposit goes back within 15 days. To make a claim, written notice must go out within 30 days by certified mail or email. The tenant then has 15 days to object. Miss the 30 days and the right to claim against the deposit is lost.
Our answer. We inspect at move in and move out, with dated photos in your portal, and track every deadline. See our inspection standards.
At the end of the day, transparency equates to trust and confirmation of the value we provide. I never want an owner to feel left in the dark about what is happening, and I also want them to see how much work actually goes into managing their valuable property. It's everything: legal, finance, operations, relationships, and sales that have to all always be in the green, as any single one of those could sink a ship if ignored or mishandled.
Your decision
What should you do with these answers?
Put them side by side. Ask each manager for the answers in writing, then compare the whole cost, not just the rate.
Then ask the harder question: who will give this property the most honest profit it can earn, with no deferred maintenance and nothing hidden? That is the standard we hold ourselves to. If you want our numbers for your address, see pricing or call (305) 403-9226.
Not legal advice. This guide summarizes Florida Statutes as published for 2026 and is for general information. Talk to a Florida attorney about your situation.
Owner questions
FAQ
What questions should I ask a property manager before hiring?
Ask how the fee is charged, what it includes, whether you pay while the unit is vacant, when you get paid, how tenants are screened and approved, what repairs need your approval, whether repairs are marked up, who handles emergencies, whether the company is licensed, and where the security deposit is held.
How much does a property manager charge in Florida?
iPropertyManagement's Florida sample averaged 9.04% of collected rent, or $107.53 a month among companies charging a flat fee (updated September 23, 2026). Winvest Management starts from 3% of rent collected.
Do property managers charge when a rental is vacant?
Some do. Winvest Management charges its fee on rent collected, so no rent means no management fee.
Where must a security deposit be held in Florida?
Florida Statutes section 83.49 requires a separate account at a Florida financial institution or a surety bond, never mixed with other funds. Winvest Management holds deposits in a Florida trust account at Truist.
How long does a Florida landlord have to claim a deposit deduction?
Under Florida Statutes section 83.49(3), 30 days after the lease ends, by written notice sent by certified mail or email. The tenant has 15 days to object. With no claim, the deposit must be returned within 15 days.
