We provide services for nearly every responsibility that a rental property owner would normally have to handle themselves. That means when property owners hire us, they get to sit back and relax.
Service Area
Rental Model
Headquartered in Manchester, NH, we offer services for properties within a 30 minute radius of Manchester or Dover.
We manage residential and mixed-use properties as long-term (1-year lease), unfurnished rentals.
We do not offer services for short-term, mid-term, or furnished rentals.
Rent Collection
We collect all of your property's income for you, and disburse it to you via direct deposit on the 10th of every month. With us, you can say goodbye to chasing after rent payments.
We also strictly enforce rent due dates and late policies, so you don't have to deal with those uncomfortable situations yourself. And, you keep 100% of late fees.
Plus, our tenants enjoy numerous payment options and an online portal with a mobile app with our property management software, AppFolio.
Tenant Management
We handle all of the tenant questions, concerns, and other tenant issues that arise on a daily basis, so that you never have to meet or speak to your tenants. We take all those headaches off your plate.
We have a dedicated Tenant Relationship Manager on our team to ensure our tenant service is high quality so that your tenants want to re-sign, reducing your vacancy and improving your property's returns.
Our numbers prove it--in quarter two 2024, 93% of the tenants that we offered lease renewals to chose to re-sign, while their rents were raised an average of 5.9%.
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Evictions
If an eviction is required, we'll manage the process for you entirely. Since 2020 we have worked with a trusted local eviction attorney, winning dozens of cases.
Most of these evictions have been tenants that were inherited when purchasing new properties. We evicted only 1.7% of tenants that we have placed ourselves.
Plus, we offer a Tenant Replacement Guarantee--if we place a tenant for you and they need to be evicted, we will place a new tenant without charging a leasing fee.
Additionally, we have administered numerous successful "cash-for-keys" deals. Cash-for-keys deals are an alternative to evictions, where the property manager offers the tenant a sum of cash in exchange for the tenant vacating the property by a certain date. Cash-for-keys deals are often far cheaper and faster than evictions, saving owners a significant amount of money and providing tenants with cash they may need to relocate.
Vacancy Marketing
When you have a vacant unit, we recommend the asking rent and other leasing terms based on our knowledge of and data on the local market.
Then we take professional photos of the unit, write a professional description, and post the listing on over a dozen of the most popular apartment websites to maximize the listing's traffic.
Our recommended rents achieve the perfect balance between short vacancy periods and quality tenants.
24/7 Showings
Unlike most property managers, we allow prospective tenants to conduct showings 24 hours a day, 7 days a week, rather than only during business hours.
That means that far more interested parties actually end up touring and applying for your units, reducing the time to rent them and boosting your profits.
Applicant Screening
We follow a thorough applicant screening process that includes income verification, landlord reference checks, a background check, credit check, and an eviction and foreclosure history check.
Our thorough screening process has resulted in an eviction rate of 1.7% and we usually process rental applications in under two business days.
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Maintenance
Our Maintenance Coordinator and numerous in-house Maintenance Technicians respond quickly to issues, keeping tenants happy and renewing their leases.
As real estate investors ourselves, our team knows which tenant-reported issues are truly issues that need to be fixed versus which are actually requests to upgrade their unit, meaning you'll never receive a bill for unnecessary work.
Our Technicians also respond to after-hours emergency issues from our 24/7 emergency maintenance phone line.
For issues our Technicians can't solve, we have a network of loyal contractors, so you'll never need to take care of a maintenance issue yourself.
We also manage landscaping, snow removal, common area cleaning, and trash removal for you. We will collect quotes for these services for you, get your approval on them, and then we'll manage them from then on so that you can "set it and forget it."
Project Management
With a dedicated Project Manager on our team, we manage all construction projects from beginning to end--from heating system installs to roof replacements--so you don't need to lift a finger.
We also manage all unit turnovers, from simple touch-ups to heavy remodels. Once your unit becomes vacant, our Project Manager will conduct a thorough move-out inspection and write up a scope of work for your approval. Once approved, we will hire one of our trusted general contractors using a strong contract to make sure the work is completed to a high standard. With our service, this normally overwhelming process becomes a breeze for you.
Plus, you'll get competitive, better-than-retail pricing from our close network of general contractors.
Inspections
We thoroughly inspect your property as part of our tenant move-out and lease renewal processes, twice a year at a minimum.
Plus, when our Maintenance Technicians and vendors are on site, they report any issues that they spot to our office team.
With this system, we prevent issues from going unnoticed, and hold tenants accountable for damages to minimize your out-of-pocket costs.
Bill Pay & Accounting
We pay all of your utility bills, contractor invoices, municipal charges, property taxes and insurance, any HOA dues, and management fees on your behalf, so that you can spend your time doing better things.
We also manage your tenants' security deposits for you, so you don't need to manage that second bank account, keep track of those balances, or worry about complying with security deposit law.
Financial Reporting
Every month, we send you an updated rent roll, a report with a list of all your property's transactions for the month, and a detailed 12-month cash flow statement for your property so that you can easily understand your property's performance.
Plus, we specifically designed our accounting system and financial statements to make it easy for your tax accountant to prepare your property's tax return.
Don't have an accountant? We can provide a referral.
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Owner Portal
Our clients have 24/7 access to an online owner portal from our property management software, AppFolio, where they can access all information relating to their properties and our management of them at any time.
Want to view our inspection reports, read documents we've shared with you, pull financial reports, audit every transaction for your property in real time, or make a capital contribution for your property?
You can do it all at your convenience using your AppFolio owner portal--no need to call or email us.
Hear What Our Clients Have To Say
300+ Google Reviews
Jeremy Beland
Property Owner in Southern New Hampshire
"We use Blue Door Living to manage our rental portfolio in NH. Blue Door Living is professional, responsive, and they do a great job as asset managers. Their financial reports are well done and always on-time. Our tenants have never been happier. We were using a different property manager previously and we will never go back."
Kyle Brockway
Property Owner in Manchester
"I've worked with Blue Door Living for two years now managing multiple properties that I own. During that time they've proven themselves to be one of the best property management companies in the NH market. They are responsive, attentive, respond to maintenance requests quickly, fill my units fast, and their financial reporting is excellent. They are a no-brainer when compared to other companies in the market and they've been vital to my real estate investment business."
Brett Rickenbach
Property Owner in Manchester
"My brother Randy and I started working with Blue Door Living in 2020 as the manager of a few properties we own. BDL has been quick to fill our vacancies and they do a great job picking high-quality tenants. They do a great job insulating us from some of the headaches that being a landlord can bring. We recommend them as a property management company."
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