What "Houses & Then Some" Property Management Offers in South Carolina

Houses & Then Some is a full-service property management company based in South Carolina

Houses & Then Some handles residential property management across South Carolina, managing everything from rent collection and tenant screening to maintenance coordination and lease enforcement. The company operates as a third-party manager—meaning property owners hire them to run day-to-day operations while the owner retains ownership of the building.

The company's name reflects its scope: beyond the basics of collecting rent and fixing leaks, they manage the administrative and legal sides of being a landlord. This includes advertising vacant units, processing tenant applications, handling security deposits, scheduling repairs, and managing tenant communications. For owners who want to own property without managing it themselves, this is the alternative to self-managing or hiring a part-time property manager.

Key Takeaways

• Houses & Then Some handles tenant screening, rent collection, maintenance requests, and lease enforcement for residential properties across South Carolina.
• Property owners pay a management fee (typically a percentage of monthly rent) in exchange for the company handling day-to-day landlord responsibilities.
• The company manages the legal and administrative side of being a landlord, including security deposit handling and eviction coordination if needed.
• Owners should ask about the company's fee structure, response times for maintenance emergencies, and how they handle tenant disputes before signing a management agreement.

What services Houses & Then Some typically provides

Property management companies in South Carolina generally offer a core set of services, and Houses & Then Some's scope usually includes tenant recruitment and screening. This means advertising the property, collecting applications, running background and credit checks, and verifying income and references. The company makes the decision about which applicants to accept, subject to fair housing laws.

Rent collection and accounting are central to the service. The company collects rent from tenants, deposits it into an account, and provides the owner with regular statements showing what was collected, what was paid out for maintenance or repairs, and what the owner's net income was for the period. This creates a clear paper trail for tax purposes.

Maintenance coordination is another major function. When a tenant reports a broken water heater or a leaky faucet, the property manager receives the request, schedules a contractor, oversees the work, and pays the bill from the property's account. The manager also handles routine maintenance like lawn care, pest control, or HVAC servicing if those are included in the lease.

Lease enforcement and tenant communication fall to the property manager as well. If rent is late, the manager sends notices and follows up. If a tenant violates the lease—by having unauthorized occupants or keeping a pet against the lease terms—the manager documents the violation and may begin eviction proceedings if the tenant does not cure the problem. The manager also serves as the first point of contact for tenant complaints or requests.

How the fee structure works

Property management fees vary by company and region. Most South Carolina property managers charge a percentage of the monthly rent collected—commonly between 8 and 12 percent, though this can vary. A property collecting $1,200 per month might cost $96 to $144 per month to manage, depending on the rate and the company's pricing model.

Some companies charge a flat monthly fee instead of a percentage, and some charge both a base fee plus a percentage. Additional fees may apply for specific services: a leasing fee when a new tenant moves in, an eviction fee if the company has to start legal proceedings, or a maintenance coordination fee on top of the actual repair costs. Before signing an agreement, ask Houses & Then Some for a complete fee schedule so you understand what you will pay and when.

The fee is typically deducted from the rent collected before the owner receives their share. This means if rent is $1,200 and the management fee is 10 percent ($120), the owner receives $1,080 after the manager's cut. If the property is vacant and no rent is collected, the owner may still owe a monthly fee or a reduced fee—this varies by company and should be spelled out in the management agreement.

When to hire a property manager versus self-managing

Self-managing a rental property means the owner handles all tenant communication, rent collection, maintenance scheduling, and legal compliance themselves. This saves the management fee but requires time, knowledge of South Carolina landlord-tenant law, and the ability to respond quickly to emergencies or tenant issues. Many owners find this workable for one or two properties but overwhelming for more.

Hiring a property manager like Houses & Then Some makes sense if you own multiple properties, live out of state, lack time to manage day-to-day operations, or want to avoid the legal and administrative complexity. The fee is an expense, but it buys back time and reduces the risk of costly mistakes—like failing to follow proper eviction procedures or not collecting security deposits correctly.

Some owners use a hybrid approach: they self-manage one property while hiring a manager for others. The decision depends on your situation, how many properties you own, and how much time and expertise you want to invest.

What to ask before signing a management agreement

Before hiring Houses & Then Some or any property manager, get the management agreement in writing and review it carefully. Ask about the fee structure and what services are included at that price. Ask what happens if a property sits vacant—do you still pay a fee, and if so, how much?

Ask about response times for maintenance emergencies. If a pipe bursts on a Sunday, how quickly will the manager arrange a repair? Ask how the company handles tenant disputes or complaints, and what the process is if you and the manager disagree about a decision. Ask whether the company carries liability insurance and what it covers.

Ask for references from other property owners they manage for, and contact at least two or three to ask about their experience. Ask how long the management agreement lasts and what the terms are for ending it if you are unhappy with the service. A clear agreement upfront prevents misunderstandings later.

How property management fits into South Carolina's rental market

South Carolina's rental market varies significantly by region. In Charleston, Greenville, and Columbia, rental demand is strong and property values are rising, which can make property management more valuable—the manager's expertise in tenant screening and lease enforcement protects your investment in a competitive market. In smaller towns or rural areas, the rental market may be thinner, and the cost of hiring a manager may eat into profits more noticeably.

South Carolina landlord-tenant law is set out in the South Carolina Residential Tenancies Act. Property managers must follow these rules, which cover security deposit handling, notice requirements for evictions, and tenant rights. A professional manager knows these rules and follows them, which protects the owner from legal liability. Self-managing without this knowledge can be costly.

Frequently Asked Questions

What happens to my security deposit if I use a property manager?

The property manager typically holds the security deposit in a separate account required by South Carolina law. When a tenant moves out, the manager inspects the unit, deducts any legitimate damages or unpaid rent, and returns the remainder to the tenant within the time frame required by state law (usually 30 days). The manager provides you with documentation of what was deducted and why.

Can I still make decisions about my property if I hire a manager?

Yes. The property manager works for you and should follow your instructions on major decisions like whether to approve a tenant, whether to make a large repair, or whether to raise the rent. Day-to-day decisions—like scheduling a plumber for a leaky faucet—are typically the manager's call. Your management agreement should spell out which decisions require your approval.

What if I disagree with the property manager's decision about a tenant or repair?

Discuss it directly with the manager and refer to your management agreement. If you cannot resolve it, you can terminate the agreement and hire a different manager. Most agreements allow either party to end the relationship with written notice, though some require 30 or 60 days' notice. Read the termination clause before you sign.

Does the property manager handle evictions?

Most property managers coordinate evictions, meaning they document lease violations, send required notices, and work with an attorney to file the eviction in court. However, the property owner is technically the party to the eviction, and you may need to appear in court. The manager handles the paperwork and logistics, but you should understand that evictions are time-consuming and costly, even with a manager's help.

How do I know if Houses & Then Some is the right fit for my property?

Ask for a list of properties they currently manage in your area, their fee structure, and references from owners with similar properties to yours. Interview at least two or three property managers before deciding. The right fit depends on their experience in your market, their responsiveness, their fee structure, and whether you feel confident they will protect your investment.