Welcome
Welcome to RLW Management.
Here's exactly what happens after you sign, in order, so nothing is a surprise. Questions at any step? Call RLW Realty at (352) 771-2560 or reply to any email from us.
First
Getting set up.
Most of it happens online.
Sign your agreement
Everything is signed electronically, from your phone or computer. Every person or company on the deed signs.
Send three things
A W-9 (we can’t send your first distribution without it), your bank details for direct deposit, and your landlord insurance information. We ask to be added to the policy as an additional insured.
Open your owner portal
You’ll get an email invitation. Statements, reports, transactions, documents and repair approvals live there, any time.
A welcome call
We walk through the portal with you and confirm the choices you made: rent, screening standard, pets, repair approval limit and vendors.
Setup fee: $125 per vacant unit or $200 per occupied unit. Owner reserve: $1,000 per unit, held in trust ($10,000 for 10 or more units). All fees.
If your home is vacant
From vacant to leased.
We check the records
Year built, ownership and permits, straight from the county. If the home was built before 1978, we prepare the federal lead-based paint disclosure.
Walk-through and photos
We see the home, note anything a renter would notice, and take the listing photos.
Price and list
Rent is set from recent local leases, then listed on the major rental sites.
Self-guided tours
Verified prospects book tours online, any day of the week.
Screen and lease
Every applicant is reviewed against the written standard you chose, the same way every time. Then the lease is signed electronically.
Move-in report
A dated photo inspection before keys are handed over, so the condition is on record.
If you already have a resident
A smooth handoff.
Your resident stays put. We take it from here.
We collect the paperwork
The current lease, rent ledger and security deposit from you or the previous manager, with a written receipt.
Your residents hear from us
We introduce ourselves and send each resident the deposit notice Florida law requires within 30 days (Fla. Stat. 83.49).
Baseline inspection
A dated photo inspection so everyone starts from the same record.
Every month after
Quiet, on purpose.
You'll hear from us when there's something to decide, and you can see everything else in the portal.
Rent collected
Residents pay online. Late fees and notices follow the lease, the same for everyone.
Repairs handled
Routine repairs are taken care of. Anything above the approval limit in your agreement comes to you first, with photos and an estimate.
Statements and distributions
Monthly statements in your portal; distributions on the schedule in your agreement. Your 1099 and year-end statement are posted after year-end.
Good to know
Things owners ask us early.
I claim a homestead exemption on this home.
Renting a homesteaded home can affect the exemption under Florida law (Fla. Stat. 196.061). Check with the Lake County Property Appraiser before the first lease starts.
Does my city require a rental license?
Some do. Mount Dora requires a city rental license before a home is occupied; we handle it as part of setup. Each town page lists the local rules we checked.
Who holds the security deposit?
We do, in a separate non-interest-bearing trust account at Chase Bank, as Florida law (Fla. Stat. 83.49) allows. Your residents receive the required written notice.
Can I use my own vendor?
Yes. Tell us during setup and we'll put it in writing, including the vendor's license and insurance.
Where can I see everything?
In your owner portal, any time: statements, invoices, work orders, the lease and inspection reports.