Thrive Management Plans
Pick the level of hands-off you want. Every plan starts at the same 8% management fee. Upgrading adds services, never a higher rate.
Your three plans
Each plan stacks on the last, and the 8% base never changes. Every plan is 8% of collected rent. Collected, not scheduled, so we get paid when you do. No onboarding or setup fee. Upgrading adds one flat monthly plan fee, never a higher percentage.
CORE
8% of collected rent
Tech-driven management. We lease it, collect it, and fix it, and you see all of it in your portal.
- Thrive Connect tech: e-rent collection, owner direct deposit, owner portal, year-end tax documents
- Online marketing, screening, e-signed leases, AI leasing assistant
- 24/7 maintenance line and resident app
- Photo inspections twice a year, plus move-in and move-out
- Renewal-first retention, lease enforcement, eviction coordination
- In-house repairs, licensed trades when required
Best for owners with grounds covered who want us on leasing and operations.
CONCIERGE
8% plus a property care plan, priced for your building
Preventive care. Our own crew takes over the grounds, the snow, and the small stuff before it turns into a big bill.
- Everything in Core
- Grounds, snow, debris and dumping removal by our own crew
- Common-area cleaning, where selected
- Annual in-unit tune-up with small fixes, plus a quarterly exterior photo report
- Utility management, city and housing authority inspections
- No service-visit charges. Eviction protection optional, $7 per door
Best for owners who want the property running every season, without a call every time it snows.
SIGNATURE
8% plus the Signature plan
Our flagship plan. Everything in Concierge, plus cameras, eviction protection, and a real plan for what the building is worth.
- Everything in Concierge
- Thrive Secure: security cameras with cloud recording
- Eviction protection included
- Asset management: annual walk-through, 3–5 year CapEx plan, annual budget with quarterly P&L, market rent, refinance and sale analysis
- No after-hours premium, plus annual pressure washing
Best for owners who want one team accountable for the building’s condition and value.
How billing works
Your statement shows two line items at most. The 8% management fee, and one flat monthly plan fee if you’re on Concierge or Signature.
The 8% is on collected rent, not scheduled rent. If a unit sits vacant or a resident doesn’t pay, we don’t get paid on it either. We’re paid when you are. No onboarding fee, no setup fee. And the 8% doesn’t change when you upgrade. Plans add services, not percentage points.
- Plan fees are priced for your building and confirmed after our facilities team walks it. You never pay for grounds or cleaning your building doesn’t have.
- Leasing fee: half of one month’s rent per new lease, $500 minimum. Renewal fee: $250 flat. A renewal saves you a vacancy, a turn, and a leasing fee, so we’d rather renew.
- Repairs bill for work performed, within the approval threshold you set. Parts and materials bill at our standard markup. Anything above your threshold needs your written approval first.
- Resident damage is charged to the resident, not to you.
- Growing with us pays. Portfolio pricing on the management fee starts at 150 doors with us, with further steps at 300 and 600. The lower rate applies to your whole portfolio, not just the newest building. Ask where you’d land.
Maintenance visits
Plans cover the work we schedule. They don’t cover work residents trigger. Repairs always bill for the work performed. What changes is how the visit is charged.
- Core: a $125 service visit covers the trip and the first hour of work. That’s the same whether it’s a tripped breaker or a clogged drain. After the first hour, our standard hourly rate in half-hour increments.
- Concierge and Signature: no visit charge. You pay for actual time, 30-minute minimum.
- After hours: Core and Concierge pay the standard after-hours premium. Signature doesn’t. Emergencies bill at daytime rates.
- The annual tune-up (Concierge and Signature): once a year, a technician goes through every unit. Smoke and CO detectors, slow leaks, running toilets, caulk, windows, locks. Small fixes get done on the spot at no charge: a flapper, batteries, a loose handle. Anything bigger becomes a work order. Problems caught here cost a fraction of what they cost as emergencies.
Protection plans
Eviction protection. $7 per door per month. Optional on Concierge, included with Signature. It’s a service plan, not insurance. When we file an eviction, the court costs are on us: filing, service, and the writ. It doesn’t cover lost rent, damages, or attorney work beyond a standard filing.
We decide when to file, under our written eviction policy. That keeps it fair, and it keeps you out of fair-housing trouble. Filings you direct outside the policy aren’t covered and bill at standard cost. Coverage starts after your first 90 days on the plan. If a resident is already behind when you join, we don’t wait. We handle that eviction right away and bill it at standard cost. And a non-renewal isn’t an eviction. If you want a unit back for renovation or a sale, that’s your call on your timeline. Because we pay for evictions, we screen residents carefully.
Thrive Secure. Included with Signature. Exterior security cameras with cloud recording. We install them, maintain them, and replace them. When something happens, we pull the footage for incidents, damage, and dumping. You never buy a camera, and swaps and upgrades never need a purchase decision from you. The building needs internet service, paid by you like any other utility. No internet today? We’ll coordinate a basic line. If you’d rather not add internet, take Signature without the camera line and we take that piece off the price.
If you leave Signature, nothing gets torn out. The cameras stay on the building and they’re yours as-is. Leave in the first 12 months and the unrecovered setup cost is billed back, declining evenly to $0 by month 12.
Our service commitments
- Snow: all-season removal and salting. No per-storm caps and no surprise bills in a hard winter. The only separate charge is hauling snow off-site when there’s nowhere left to pile it, billed hourly and always with notice first.
- Grounds: lawn care, trimming, edging, spring and fall cleanups, exterior litter, dumpster-area upkeep, and illegal dumping removed when it shows up. Mulch and new plantings are quoted separately as projects.
- Cleaning: hallways, stairwells, and entries, weekly or every other week, priced for your building.
Your own vendors. On Core, bring them for repairs and grounds. We keep a current certificate of insurance and a W-9 on file, and the trade has to be licensed where required. If your vendor can’t answer a habitability issue inside the legal window, we send our crew and bill standard rates. We hold the legal clock. On Concierge and Signature, what’s in your plan is done by our team. That’s the plan. Specialty trades we don’t self-perform get coordinated for you. On Signature, large capital projects can go to competitive bid if you ask, and we manage the project either way.
Owner FAQ
No. Every plan is 8% of collected rent. Upgrading adds one flat monthly fee for the added services. The percentage never changes.
No. Damage a resident causes is documented and charged to the resident. You pay for normal wear and the repairs you approve.
Nothing changes for you. Snow is all-season at one price. Storm 14 costs the same as storm 1.
We do, under our written eviction policy, built on documentation and legal compliance. That consistency is what makes eviction protection possible, and it protects you from fair-housing exposure. If you want a unit back, a non-renewal notice is the tool for that.
We do, while you’re on Signature. We install, maintain, and replace them, and you never buy hardware. If you ever leave, the cameras stay on the building and become yours as-is. We never tear equipment out of your property.
Cameras are part of Signature. If you’d rather own them, we can quote hardware at cost plus a monthly service fee, separately.
Concierge is our team caring for your property end to end. That’s what makes the quality promise possible. If you’d rather keep your own vendors, Core is built for exactly that.
Twice a year, residents document their unit with a guided photo app. You see the photos in your portal. It’s a regular look inside your units without paying someone to drive out.
We’ll coordinate a basic line so you can still have cameras. The monthly service is billed to you like any other utility. If you’d rather not add internet, take Signature anyway and we remove the camera line and its piece of the price.
Not sure which
plan fits?
Final pricing for any plan is confirmed after our facilities team walks your property. Talk to our team.
