Pricing Built on Transparency, Not Hidden Fees
At Covered Bridge, we believe fair pricing starts with honesty. Many large management companies rely on layered fees, markups, and constant add-on charges that can leave owners feeling nickel-and-dimed over time. Our philosophy is different.
We aim to create long-term relationships built on trust, value, and transparency, while helping owners make practical, financially responsible decisions for their properties. What you see is what you pay. No surprises, no fine print designed to pad a bill.
What You Can Expect to Pay
Our management fee structure is designed to be straightforward. Below is an overview of how we approach pricing for residential properties in Northern Vermont. For a personalized quote based on your specific property and situation, reach out directly, we're happy to walk through the numbers with you.
Monthly Management Fee
10% of collected monthly rent, with a minimum monthly fee that varies based on property type and scope. No ambiguity about what triggers the fee or when it applies, and no charges during vacant periods when rent is not being collected.
Leasing & Placement Fee
A one-time fee equal to one month's rent, applied when a new tenant is placed. Covers marketing, tenant screening, onboarding coordination, lease execution, and full turnover coordination to prepare the property for new occupancy. You pay it once when a tenant is placed and that is it.
No Excessive Add-On Charges
We don't build our revenue model around layered fees and surprise charges. Standard maintenance coordination, owner/tenant onboarding, owner communication, and routine oversight are part of what you're paying for, not extras.
*Some situations fall outside standard management scope and carry additional fees. Maintenance coordination becomes non-standard when a single issue requires more than one hour of management time beyond routine handling. Other situations that may carry additional fees include after-hours emergency response, manager performed minor labor, and additional property inspections beyond the quarterly routine. Outside of emergency situations, owners are informed before additional charges apply.
Common Questions About Our Pricing
We want owners to feel fully informed, not guarded, before they sign anything. Here are honest answers to the questions we hear most.
What is included in the monthly management fee?
The monthly management fee covers all core day-to-day management functions: tenant communication, maintenance coordination, rent collection and disbursement, quarterly property inspections, and monthly owner reporting. These are not add-ons or extras, they are what the fee is designed to cover. Additional fees only apply in clearly defined situations outside standard scope, which are outlined on this page.
How are maintenance and repair costs handled?
Maintenance and repair invoices are passed through at actual cost, we do not mark up vendor invoices. You receive documentation of the work performed and the cost incurred. For larger repairs, we coordinate with you before proceeding unless the situation requires immediate action to protect the property.
Are there fees when the property is vacant?
No. The monthly management fee is based on collected rent, so there is no management fee during vacant periods when rent is not being collected. If leasing services are needed to place a new tenant, the leasing fee applies at that time.
Do you charge fees for owner communication or reporting?
No. Owner communication, reporting, and transparency are foundational to how we operate, not billable extras. You should always know what's happening with your property without worrying about whether asking a question generates a charge.
How is pricing determined for my specific property?
Our monthly management fee is 10% of collected rent, with a minimum monthly fee that varies based on property type and scope. Contact us directly for a personalized quote.
Let's Talk About Your Property
Every property is different, and so is every owner's situation. Whether you manage one rental or several, we're happy to have a straightforward conversation about what management at Covered Bridge would look like for you, and what it would cost.