New Client FAQ

Kettle & Oak is a Chicago-based property management company specializing in Section 8, Chicago Housing Authority, and affordable housing. We have been in business since November 2016 and are a woman-owned, minority-owned business. We are a team of 20+ entrepreneurs, dreamers, investors, engineers, and designers. With a combined experience of over 20+ years, we use sensible technology, statistics, research, and experience in every property we undertake.

We manage hundreds of properties located in Chicago and Chicagoland (all suburbs). While most of the properties we manage are single-family houses (SFH), we also manage multi-units, apartment buildings, condos, plazas, and commercial properties. Our clients are both local as well as international.

• We are a full-service, boutique property management company. We offer:
• Tenant screening, photos/videos of vacant properties and marketing vacant units
• Rent collection and rent transfer to owner (via ACH on bank account on file on 20th of each month)
• Tenant management – work orders, tracking, status updates
• Owner updates
• Annual rent increase requests to tenant and/or housing authorities (if applicable)
• Collect first month’s rent and move-in fee for new leases (both to be paid to K&O)
• Perform quarterly inspections (inside and outside) on a predefined schedule looking for repair needs, safety hazards, code violations, lease violations, etc.
• Send owner detailed documentation of expenses via invoices and receipts via email and/or WhatsApp
• Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.)
• Refer owner to qualified accounting firms where necessary
• Establish a preventative maintenance policy to identify and deal with repair needs
• Assign jobs to different parties (in-house employees, handyman and professional contractors) based on who will do the best job for the best price

We charge a flat fee of $99/unit (door) per month. All services above are included. No surprises. For accounts with 3 or less units, our pricing is $120/unit per month. For 25+ units/properties, our monthly management fee is $75/unit.

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 partner network that can help setup your company (LLC), and bank account including your taxes. We can manage all your Section 8 / Chicago Housing Authority (CHA) paperwork, register you, your company, and your property for guaranteed government rent payments so you can be worry-free. Documents required are your country passport, ID, and proof of funds. We will assist with company setup, bank account setup, and government registration of property so you can receive rental income.

At Kettle & Oak, we will assist you with all the steps:

• Setup a company (Limited Liability Company, LLC) under your name. You can be living anywhere in the world and be a resident/citizen of any country. Each LLC can have upto 256 partners and can own unlimited properties in their portfolio. The LLC can be used to purchase a property as well as to provide other business services (trading, digital services, etc). LLC registration and tax registration takes about 15 days.
• Setup a US bank account. This is where your rental income funds are deposited. Money can be withdrawn anytime and be wired into any other bank account in the world. You will also get a debit card that can be used at any merchant or ATM.
• Purchase a property. The property is purchased under your LLC (under your name). The property purchase and government registration for Section 8 paperwork takes about 60 days. The buyer will receive a title (ownership document) of the property once the funds are transferred.
• Ongoing rent collection, maintenance, and all other services are provided by Kettle & Oak for a flat fee of $120/month/unit (property).
• Owner (landlord) does not have to be in the US. All paperwork can be done digitally.

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 ($99/month), water (paid by the owner, typically $80/month), property taxes (typically $150/month), and repairs and maintenance ($100 to $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 WhatsApp (a chat app you can download on your phone) group with each client. This allows you to reach out to our office at any time. One of us will get back to you typically within an hour (during work hours). You also will receive photos, videos and approval requests on this group. We also use email to distribute and send 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 completely manage the inspection, do the relevant paperwork, scope of work, and necessary maintenance to ensure that your property passes inspection successfully. Our property manager and maintenance crew will plan, coordinate, and get the inspection passed. We have a track record of passing 95% of all 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 are specialists in working with tenants who are hard to reach, or do not pay. Our formula of “Tough on Principles, Gentle on People” works well and we have a great track record of getting rent from tenants who landlords on their own (or through other property management companies) just could not do. As a final option, we have great vendor partnerships with eviction attorneys who can swiftly get the tenants evicted if the need so arises. Rest assured that we exhaust all options (including cash-for-keys) before we go for an eviction.

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.