The short answer
Choose a manager on four things: who will actually manage your property and how many others they handle, how money is held and reported, how maintenance and emergencies are handled, and what the contract lets you do if it isn't working. Ask for a sample monthly report and call two current clients.
Start with the person, not the company
Your experience depends on the individual manager assigned to your property. Ask who that person is, how many properties they carry, and who covers when they are out. A great company with an overloaded manager will still miss things.
Questions to ask every candidate
- Where is your office, and how quickly can you be on site?
- How are owner and association funds held? Are operating and reserve accounts separate and in the association's name?
- Can I see a sample monthly financial package?
- How do residents submit maintenance requests, and how are emergencies handled after hours?
- How do you select vendors, and do you receive any payments or markups from them?
- What does your fee include, and what costs extra? See what's included in a management fee.
- What are the contract term and termination terms?
Red flags
- Association money pooled in the manager's own account
- No sample reports, or reports you can't understand
- Vague answers about vendor relationships
- Long contracts with no termination for convenience
- No references from clients similar to you
Comparing proposals fairly
Put the proposals in a simple grid: base fee, what's included, extra charges (meetings, mailings, collections, project supervision), staffing, office location, and technology. The cheapest base fee is often not the cheapest year once extras are added.
Making the switch
Changing managers is routine. A good incoming manager handles the records transfer, bank changes, vendor notices, and owner communication. See how switching management companies works.
Common questions
Should a property manager be licensed in New Jersey?
New Jersey's real estate licensing rules can apply to some management activities, such as leasing for others. Ask each candidate how they comply, and look for professional credentials such as CAI designations for association managers.
How many references should I call?
At least two current clients with properties similar to yours, plus one former client if they'll share it.
Reviewed October 2026 by Comet Management, Hamburg, NJ.