In this presentation, Mendell Gosnell, CPM, explains Centurion’s approach to property‑management transparency and sets clear expectations for owners and investors. He outlines the core services covered by the monthly management fee—rent collection, accounting, tenant communication, 72‑hour notices, utilities, year‑end tax documents, 24/7 emergency response, and in‑house maintenance. He then details services that incur additional fees, such as tenant placement, lease renewals, evictions, major capital projects, and technology tools. Next, he clarifies what is not provided, including personal errands, legal or tax advice, major construction without a separate agreement, and HOA or staff management unless contracted. Throughout, Gosnell emphasizes the value‑add benefits of Centurion—vendor discounts, professional marketing, and a skilled maintenance team—that protect owners’ time, reduce expenses, and maximize income. He also discusses pricing philosophy, arguing that a balanced fee structure enables high‑quality resources and long‑term property performance. The talk concludes with a reaffirmation of Centurion’s mission to protect property, income, and peace of mind, and an invitation for owners to engage their services.
Chapters
Started, I want to go over a topic that's really important to our company and to clients, and that is setting expectations for property management. One of the biggest issues that we've seen over the years is just setting good, clear expectations specifically around what we do, what we don't do, and the fees that we charge for different things. And so I want to spend a little bit of time going through some slides here And just kicking it off, the first slide, understanding what's included in property management. So when you hire a property management company, clarity matters. At Centurion, we believe owners deserve full transparency, knowing exactly what services are included in your monthly fee and what comes with an additional cost and what falls outside of the scope of management. We believe this knowledge empowers you to make better decisions. Avoid surprises and protect your investment. So let's break this down together. So again, just to kind of recap, we want you to know exactly what you're paying for and what's included and what's not and what we still— we do try to do everything. We want to make our clients, our investors happy and take care of them. But not everybody needs the same things. All the time. And so breaking some things out and having those separate or à la carte is, we believe, the, the best way. And we want to let all of our clients and investors know in advance. So we believe that gives everybody confidence through just extreme transparency. Normal property management services. So for those who have had their properties managed in the past, a lot of this is pretty, probably pretty normal. The property management does the day-to-day stuff like collecting rents, taking care of the tenants, overseeing the property. Um, for those who might be new and be managing themselves, they might be a little unaware of what's included, what's not. For the most part, we, we do try to offer turnkey, hands-off solution, but again, some things fall under, uh, being— are included in the property management fee, the monthly fee, and then some things are separate as they come up because they don't come up ever for some owners and they don't come up as often for different investors. So your monthly management fee with Centurion covers all the essentials that keep your investment running smoothly. We handle rent collection, detailed accounting, tenant communication, and even 72-hour notices when necessary. We also take care of utilities, end-of-year tax documents, and provide 24/7 emergency response, all backed by our in-house maintenance team. So we also have a lot of literature which we give out to new investors, new, new clients onboarding with us. So multiple documents of the things that are included, the things that are not. And so there's no lack of transparency. We try to go really overboard letting everybody know exactly what we do and what we charge for different things. Uh, so owner benefits, um, we do pride ourselves on having a really, um, value-add product and services, and we try to pack it full of things that really add a lot of value and drive results to the bottom line. I realized early on, I've been doing this for over 20 years, that charging the lowest fee might be appealing to clients in the beginning, but it doesn't give you the ability to, um, pay for the resources that you need to effectively manage the property to its highest and best use over the long haul. And so that's where we try to set our pricing right in that sweet spot so that we make a healthy profit as a company and, um, we drive extreme value and benefit to the bottom line for our investors and really take care of their property for the long term. So beyond the day-to-day basics, Centurion clients enjoy a range of benefits that directly impact your bottom line and your peace of mind. You'll gain access to discounts with trusted vendors and our skilled in-house maintenance team, helping you reduce costs without sacrificing quality. Our professional advertising and marketing strategies ensure your property gets maximum visibility, bringing in qualify tenants faster. So probably the two things that we focus on most as a property management company is collecting rents and renting units. Like, it's got to stay with the basics. Then we oversee the property, take care of the maintenance, we take care of our investors, and then we take care of the customers, which are the residents and the tenants. So at the heart of it all, our role is simple: to protect your time, reduce your expenses, and maximize your income. While building long-term value in your investment. Working with Century means working with a team that's as invested in your property's success as you are. Next, let's look at services with additional fees. So again, a lot of things, we just did a snapshot of what's included in the monthly management fee, but there is a lot of stuff that we're doing on a day-to-day basis. Weekly, monthly, quarterly, annually, uh, and we list those out in different documents that we're more than happy to give to our investors. Some services fall outside of standard monthly fees. These include tenant placement with our lease-up process, lease renewals, and annual technology tools that keep your property compliant and your tenant connected. Other specialized services like property evals, evictions, and coordinating major capital projects are also available available when needed, although not covered under the normal property monthly property management fee. So what's not included? Um, so these are things that are not normal property management and generally things that we don't do. So kind of a little bit funny, but personal errands or favors. Uh, hey, we'll bend over backwards. A lot of our employees are just amazing. We've done favors for owners who've been out of state traveling and they want us to go by and water plants or pick up mail. But generally speaking, I mean, you know, there are limits to what we do as a property management company and legally too, like we can't give legal advice or legal representation. Technically, we can't give tax advice, although a lot of stuff that we're doing is bookkeeping and things that impact tax. And we're very aware of that. And we work with our CPA and a lot of our investors' CPAs as well. And, um, but then also major construction without an agreement. Of course, if there's major issues, you're going to know we're going to come to an agreement and have a path forward on how that's going to get handled. And then HOA or staff management unless contracted. So if we're managing a house that is in an HOA, for instance, that is separate. We don't necessarily handle that, although we do do HOA stuff. That is a separate agreement. So why does this matter? Clarity gives you confidence, and confidence protects your investment. Uh, when you understand exactly what's included, what's optional, and what's outside of management, there's no surprises. And we like that. We don't want our investors to be surprised. This means fewer risks, more predictable costs, and a stronger relationship with your management team. At Centurion, we believe transparency isn't just a, a value, it's a safeguard for your property, your income, and of course, your peace of mind. And, um, we like it that way. So just a final, uh, Centurion, our mission is simple: to protect your property, your income, and your peace of mind. With decades of experience and a full suite of guarantees, we're here to make property ownership easier, more profitable, and stress-free. Um, of course it's not stress-free, there's a lot of headaches. We take care of those headaches. So, uh, if you're ready for management, um, for a management team that delivers transparency, trust, and real results, give us a call today. Uh, we'd love to start working with you. Thanks.
