Otis & Oak

PRICING & SERVICES

Transparent pricing
Dedicated care

Historic Washington, DC rowhomes beneath golden fall trees

Most property management firms advertise a low monthly fee and bill you separately for leasing, lease renewals, inspections, and basic service calls.

Whether you are on international assignment, in the foreign service, or simply want hands-on care for your D.C. home while you're away, Otis & Oak provides end-to-end, white-glove stewardship for single-family homes and boutique residences in Washington, D.C., backed by a simple, all-inclusive pricing model with no surprise line items.

What sets us apart

Otis & Oak manages your home the way that you would if you had the time, the expertise, and the trusted relationships to do it right.

Licensing & Compliance

Renting in the District is unforgiving on paperwork. We walk you through every filing, deadline, and inspection so your home is always in good standing:

  • Basic Business License: Full oversight of your D.C. BBL application and every renewal thereafter.
  • Habitability Inspections: We schedule the D.C. Department of Buildings inspection and meet the inspector at the property in person.
  • Rent-Control Exemption: Rental Accommodations Division registration and exemption filings, handled correctly the first time.

Marketing & Full-Service Leasing

We never leave your home to a lockbox. Every showing is accompanied, and every applicant is verified before they reach your lease:

  • Presentation: Professional photography and listings placed across every major rental platform.
  • Private Showings: Tours led in person by our licensed team — never self-guided, never unsupervised.
  • Rigorous Screening: Identity verification, 3x income requirement, credit and criminal background checks, eviction history, and prior landlord references.
  • D.C. Lease Execution: Custom D.C. lease agreements with all required statutory disclosures, thorough move-in inspection reports, and compliant security deposit escrow.

Hands-On Maintenance & Stewardship

We show up. Your repairs are assessed by us, not routed to an automated dispatch board:

  • In-House Repairs: Running toilets, disposals, clogs, and loose hardware are fixed by our own team — labor included, parts at cost.
  • Preventative Care: Quarterly visits for HVAC filters, smoke detector checks, and a full condition review of the home.
  • Vendor Oversight: For licensed trades, we gather competitive bids and stay on site with the contractor from start to finish.
  • Emergency Response: Around-the-clock attention to leaks, heating and cooling failures, and anything affecting the security of the home.
  • Clear Authorization Limits: Minor fixes under $400 are resolved swiftly; any repair exceeding $400 is submitted to you for prior review and approval with photos and bids.
  • Prompt Monthly Distributions: Net rental proceeds deposited via ACH directly to your bank account, accompanied by itemized statements and original receipts for any parts at cost.

A flat, all-inclusive fee: 12% of gross monthly rent

We believe the property manager's interests should align completely with the owner's. We don't make extra money when your property turns over or when an everyday repair is needed. We're there for your home at every step,

  • Tenant Placement Fee$0 (Included)
  • Lease Renewal Fee$0 (Included)
  • In-House Routine Maintenance$0 (labor included; owners cover parts at cost)
  • Annual Property Inspections$0 (Included)

Otis & Oak vs. standard property management

Why a “lower” percentage often ends up costing you far more.

At first glance, standard D.C. property management firms advertising an 8% monthly management fee appear cheaper than our 12% rate. In reality, that 8% rate is typically reserved for small condos — larger rowhouses and single-family homes are billed at 10% or more, plus recurring technology and compliance surcharges of roughly $25 per month. In addition, standard contracts add separate fees for tenant placement, lease renewals, annual inspection visits, maintenance markups, and turnover.

Move the slider to see what the real numbers look like in the first year of a new tenancy for your home.

$4,500/ month

$2,000$10,000

Annual gross rent: $54,000

Annual cost comparison between standard D.C. management and Otis & Oak
Fee ComponentStandard D.C. Management Otis & Oak The Otis & Oak Advantage
Annual Management Fee$5,400 (10% of rent, rowhouse / single-family rate)$6,480 (12% of rent, all-inclusive)Fully transparent monthly rate with no surcharges layered on top.
Technology & Compliance Surcharge$300 (~$25 / month, billed year-round)$0 (Included)No add-on portal, software, or D.C. compliance fees.
New Tenant Placement / Leasing Fee$4,500 (Standard 1 full month's rent)$0 (Included)We never bill to list and lease your property.
Lease Renewal Fee (Year 2 onward)$300 – $500 (Billed at each annual renewal)$0 (Included, every year)We don't penalize you when great tenants decide to stay.
Annual Condition / Safety Inspection$250 (Standard charge per visit)$0 (Included)Routine check-ups and quarterly filter changes are part of our core job.
Routine Maintenance Calls (Est. 3 minor repairs/year)$450+ (Handyman dispatch of ~$150/call + parts)$0 (Labor included; parts at cost)Quarterly HVAC filter replacements, running toilets, disposals, minor appliance repair, and minor plumbing handled in-house.
Turnover / Project Management Fee5% of project cost$0 (Included)We coordinate turnover painting and cleanings directly without extra markups.
Total First-Year Cost (New Tenancy)$10,900+$6,480Save ~$4,420+ in Year 1

The Real Difference: In Year 1 with a new tenant, standard property management models end up costing 18% to 20%+ of your annual rental income once separate leasing and inspection fees are tallied up. With Otis & Oak, your management expenses remain predictable, your home receives direct personal care, and you save $4,420+.

Ready for stress-free property management?

Whether you are relocating abroad, moving across town, or seeking hands-on care for your single-family property or boutique condo, we are here to help.

Send us a message instead