How do I check a property manager's license?

A property manager’s license check is usually simple: ask for the license number, then look it up on the state licensing site or the city/county board that regulates real-estate or property management activities in your area.

If the person or company says they are licensed, the name on the record should match what is on the contract, invoice, and business card. If it does not match, ask why before you move forward.

OwnerLedger is a free matching service, not a property management company or broker. We do not verify licenses for you, but we can help you find licensed, insured managers to compare.

1. Ask the manager for the full legal name, company name, license number, and the state where the license is issued.
2. Go to the state real-estate or property-management licensing board website. Some places use a state website; others use a city or county registry.
3. Search the license number first, then the name.
4. Confirm the license is active, not expired, suspended, or revoked.
5. Check whether the license covers the services they will perform, such as leasing, collecting rent, or handling trust accounts.
6. Save a screenshot or PDF for your records.
7. If anything is unclear, call the board and ask how to confirm the record.

A license is important, but it is not the only check. Ask whether the company carries insurance, including general liability and any coverage required in your area, and ask who is responsible if a vendor or employee causes damage.

Also ask for 2-3 recent references from owners with similar property types. A good manager should be willing to share a written management agreement, explain fees clearly, and describe how owner funds are handled.

Get the details in writing and read the agreement before signing. Red flags include hidden fees, undisclosed maintenance markups, pressure to sign on the spot, no trust accounting, or refusal to show a license.

License verification itself is usually free. Hiring a licensed property manager is not free, and the price depends on your market, the property type, and the services included.

Common fee ranges are often around 8% to 12% of monthly rent for ongoing management, 50% to 100% of one month’s rent for leasing, and possible renewal fees, setup fees, or maintenance coordination charges. Some companies also add maintenance markups, so ask about that directly.

These are not quotes. The real number depends on your city, vacancy level, unit count, rent amount, and whether you need full service or only certain tasks. Compare several proposals before deciding. You can learn more about common charges on our fees guide.

If you are a renter, a licensed manager may be more likely to know the local rules for notices, deposits, repairs, and fair housing. But a license does not excuse unfair treatment.

Screening must be consistent and applied the same way to every applicant. Managers should not treat people differently because of race, color, religion, sex, national origin, familial status, or disability. If you think you were treated unfairly, keep records and contact the appropriate local housing or fair-housing agency.

For general renter help, see our guides and help pages.

If you own rental property and want to compare licensed, insured managers, you can use get matched to share basic contact and property details. We collect only contact and property-intent information such as name, phone, optional email, role, property type, number of units, city, ZIP, and preferred language.

We do not collect SSNs, bank account numbers, tenant background-check data, or owner financial statements. You stay in control: compare proposals, check references, verify the license, and choose who to hire.