Frequently asked questions.
If you don't see your question below, just send us a note — we're happy to answer anything before you commit.
What areas do you serve?
We manage properties across central New Jersey — primarily Middlesex, Somerset, and Mercer counties. That includes Kendall Park, South Brunswick, North Brunswick, East Brunswick, Somerset, Franklin Township, New Brunswick, Highland Park, Piscataway, Edison, Princeton, Plainsboro, and surrounding towns. If you're just outside our radius, give us a call — we often make exceptions for the right fit.
How much does property management cost?
Our standard full-management plan is 8% of monthly rent collected for a single property, and 6% if you have five or more units under our management. Leasing-only placement (screening, listing, lease, move-in) is a one-time fee equal to 75% of one month's rent.
Set-up is always free. Vendor invoices for maintenance are always passed through at cost — we never mark them up.
Is there a long-term contract?
No. Our management agreement is month-to-month after the first 30 days and can be cancelled by either party with 30 days' written notice. We think you should be able to leave if we're not delivering, and we work every month to make sure you don't want to.
How do you screen tenants?
Every applicant is run through:
- Credit check (via TransUnion SmartMove)
- Criminal background check across all 50 states and federal databases
- Prior eviction search
- Income verification — we require documented income of at least 3× the monthly rent
- Reference calls to at least the two most recent landlords
All screening decisions are made in accordance with the federal Fair Housing Act and New Jersey's Law Against Discrimination. We keep detailed documentation of every applicant decision.
Who handles maintenance emergencies?
We do — 24 hours a day, 7 days a week. Tenants call a dedicated after-hours line staffed by our team. We triage, dispatch a vetted local vendor when needed, and send you a written notification and photo documentation of the completed work the next business day.
Any repair under your pre-approved spending limit (default $300) is dispatched without waiting for approval; anything above requires your written go-ahead unless it's a genuine emergency.
How and when do I get paid?
We collect rent electronically through our tenant portal. Owner distributions are sent via ACH by the 10th of every month, along with a detailed statement showing rent, expenses, and net proceeds. You can log in to your owner portal any time to see real-time activity, download receipts, or pull year-to-date reports.
What if my tenant stops paying?
Rent is due on the 1st. On the 6th, an automatic late notice and late fee are triggered. If we haven't received payment by the 15th, we begin New Jersey's formal eviction process on your behalf — filing the complaint, serving notices, and appearing at hearings. We keep you informed at every step.
In our seven years of operation, on-time payment sits at 98%. Formal evictions are rare.
Do you manage commercial properties?
Yes — small commercial and mixed-use buildings up to roughly 15,000 square feet. That includes boutique retail, offices, and buildings with retail below and apartments above. We handle CAM reconciliations, COI tracking, TI coordination, and everything in between. See Services for full details.
Are you licensed and insured?
Yes. Sunzet Property Management, LLC is a registered New Jersey business, and our leasing agents are licensed real estate salespersons under the New Jersey Real Estate Commission. We carry general liability insurance and errors & omissions (E&O) coverage. Certificates are available on request.
What makes Sunzet different from a big national firm?
Two things. First, size: we deliberately keep the portfolio small enough that Linda knows every owner by name and every property by address. Second, incentives: we don't mark up maintenance, we don't charge lease-renewal fees, and we don't lock owners into long contracts. Our economics only work if you stay because you want to.