New Client FAQ

Kettle & Oak is a Chicago-based property management company specializing in Housing Choice Voucher (HCV), Chicago Housing Authority (CHA), and affordable housing. We have been in business since November 2016, growing into a team of 20+ entrepreneurs, dreamers, investors, engineers, and designers with a combined 20+ years of experience. We bring a practical, data-driven approach to property management, using sensible technology, statistics, research, and real-world experience to effectively manage every property we undertake.

We manage 1,000+ properties throughout Chicago and the greater Chicagoland area, including the surrounding suburbs. While most of the properties we manage are single-family homes (SFH), we also manage multi-unit properties, apartment buildings, condos, plazas, and commercial properties. Our clients include both local and international property owners.

We’re a full-service Chicago property management company specializing in market rentals, Section 8 (Housing Choice Voucher/HCV) properties, and out-of-state investors. Every service below is included in our flat monthly management fee—no hidden charges.

• Tenant Placement & Leasing – Professional photography and video tours, marketing on 80+ rental websites, property showings, tenant screening, lease preparation, and move-in coordination.
• Rent Collection & Owner Payouts – Secure online rent collection with owner payments sent via ACH to owner’s bank account on the 20th of each month, along with transparent financial reporting.
• Maintenance & Repairs – Work order management, vendor coordination, proactive maintenance, emergency repair support, and before-and-after photo documentation for completed jobs.
• Quarterly Property Inspections – Scheduled interior and exterior inspections to identify repair needs, lease violations, safety concerns, and code compliance issues.
• Section 8 (HCV) & Compliance Management – Annual rent increase requests, CHA/HUD paperwork, Housing Choice Voucher requirements, inspection coordination, city violation management, and ongoing compliance support.
• Owner Communication & Reporting – Detailed invoices, receipts, inspection reports, maintenance updates, and financial reports delivered through the Owner Portal and Google Chat.
• Document & Record Management – Secure storage of leases, inspection reports, paid invoices, warranties, maintenance history, and other important property records.
• Legal & Property Support – Assistance with lease enforcement, tenant notices, evictions, housing authority requirements, property tax guidance, and trusted referrals to accounting professionals when needed.
• Vacancy Protection – Monthly wellness checks for vacant properties and board-up coordination when needed to help protect your investment.

We charge a flat fee of $85/unit (door) per month for 20+ units. All services above are included. No surprises. For accounts with 4+ units, our pricing is $109/unit per month. For accounts with less than 4 units, our pricing is $129/unit per month.

Our prices are very competitive considering the quality services we offer. If you have a large portfolio, contact hello@kettleandoak.com and we can work out a price.

Absolutely. We have a trusted partner network that can assist with LLC formation, business bank account setup, and tax-related services. We can also help manage your Section 8 / Chicago Housing Authority (CHA) paperwork, including the registration and documentation needed for your property to participate in the program and receive Housing Choice Voucher (HCV) rental payments.

For international investors, the typical documents required include a valid passport or government-issued ID and proof of funds. Our team will guide you through the company setup, bank account process, property registration, and required government paperwork so you can receive rental income and manage your Chicago investment with confidence.

• Set Up a Company: Establish a Limited Liability Company (LLC) under your name. You can live anywhere in the world and be a resident or citizen of any country. Each LLC can have up to 256 partners and can own an unlimited number of properties in its portfolio. The LLC can be used to purchase property as well as conduct other business activities, such as trading, digital services, and more. LLC formation and tax registration typically take approximately 15 days.
• Set Up a US Bank Account: Open a US business bank account where your rental income will be deposited. Funds can be withdrawn at any time and wired to bank accounts anywhere in the world. You will also receive a debit card that can be used at participating merchants and ATMs.
• Purchase a Property: The property is purchased under your LLC and registered in the LLC’s name. The property purchase and government registration for Housing Choice Voucher (HCV) paperwork typically take approximately 60 days. Once the funds are transferred and the purchase is completed, the buyer receives the property title as proof of ownership.
• Property Management by Kettle & Oak: Ongoing rent collection, maintenance, tenant management, inspections, and other property management services are provided by Kettle & Oak for a flat monthly fee based on the number of units.Visit our pricing page.
• Manage Your Property Remotely: The owner (landlord) does not need to be physically present in the US. The entire process, including required paperwork and documentation, can be completed digitally, allowing you to manage your Chicago investment remotely.

Yes, we do but only for our existing or prospective management clients only. We have an amazing roster of investment properties that are for sale by our client network. We also have new properties coming in all the time. Contact us to get the most updated list.

Yes, you can live in the property yourself, rent it out to anyone (including friends and family), or keep it vacant.

Yes, we will assist you with setting up a US bank account under your company. You will get a Visa or MasterCard debit as well that you can use at any ATM, for online shopping, or any restaurant/shop/business in the world.

Expenses include property management fees ($109/month), water (paid by the owner, typically $80/month), property taxes (typically $150/month), and repairs and maintenance ($100–$200/month).

Owners will be notified, and approval sought before billable services are performed. Our rates are market competitive and are project-based. No surprises with hourly labor rates! Manager will provide the following services at an extra charge:

• Prepare unit for rent – clean home and optimize interior appeal ($800+ onwards)
• Labor and materials for any work done (repairs, maintenance, rehab)
• Landscaping ($35+/cut) and snow-cleaning ($55+/clearing)
• Legal costs such as eviction ($2000+/eviction), lawyer fees, court fees, etc
• Any work done outside the standard property management services
• Note that all charges are approximate and are based on a variety of factors to do with the unit, property, and or tenant.

We provide before-and-after photos/videos of all work orders, inspections, and make-readies (full-rehab).

Typically in 30-90 days, a property is sold. The funds can be wired to any bank account in the world or you can keep them in your US bank account.

It depends on your total income level (if you’re in the US). For Canadian citizens, there is a reciprocal agreement with the US on global income (contact a tax advisor for details). For other international investors, the company that we register for you will pay a nominal income tax (typically 1% to 3% of the total rent income). We will assist you with tax registration, getting a Tax Identification Number (TIN) or Employer Identification Number (EIN) and filing your yearly taxes.

We have a dedicated Google Chat (GChat) group with each client. This allows you to reach out to our office at any time. One of us will typically get back to you within an hour during business hours. You will also receive photos, videos, and approval requests through the group. We also use email to share timely and relevant details and information (don’t worry, we do not spam).

Yes, we do. We use Buildium, an industry-leading property management system for financial reporting (for rent collected, expenses incurred, etc) as well as for service requests for both you and your tenants. An app is also available to make it easier to submit service requests and view reports!

We do more than assist – we fully manage the entire inspection process. Our team handles all relevant paperwork, prepares the scope of work, and coordinates any necessary maintenance to ensure your property is inspection-ready. Our property managers and maintenance team plan, coordinate, and oversee the process from start to finish, with the goal of getting your property passed successfully. We have a proven track record of passing 95% of inspections on the first attempt.

We have a dedicated in-house team for a majority of maintenance and repair work. For some specialized services, we hire contractors. Regardless, you will receive the most competitive quote for your work.

Absolutely! We have a dedicated team that specializes in marketing and leasing vacant units. We take professional photos, build a video tour, and market it on Zillow, GoSection8.com and a variety of other platforms to lease the unit to qualified tenants. We do an extensive background, criminal, credit and employment verification. In certain cases, we will do an in-person employment check and visit their current residence to assess the prospective tenant’s upkeep habits. Our commission is the first month rent and the $500 move-in fee.

Yes, we can. Our property managers specialize in working with tenants who are difficult to reach or have fallen behind on rent. Our approach of “Tough on Principles, Gentle on People” works well, and we have a strong track record of collecting rent from tenants that landlords managing on their own – or through other property management companies – have struggled to collect. We maintain a 98% rent collection rate across our portfolio. As a final option, we have strong partnerships with experienced eviction attorneys who can efficiently handle the eviction process when necessary. Rest assured, we exhaust all available options before pursuing an eviction, including payment arrangements and cash-for-keys, whenever appropriate.

Yes, there is. Contact hello@kettleandoak.com and ask us how we can work together.

If you have not do already, setup a conference call with us at https://calendar.app.google/wAyHX8zA6NqkczzB8 or email us at hello@kettleandoak.com with the property address you are interested in buying.