At Gallagher Property Management, we take a hands-on, full-service approach to protecting your investment and supporting long-term property success. With extensive experience managing residential rentals throughout Rochester and Monroe County, we handle every aspect of the process—from marketing and tenant placement to maintenance coordination and legal compliance. Our goal is simple: to provide professional, reliable property management that delivers peace of mind and strong financial performance.
Services Provided
Management
- We manage most properties in the City of Rochester and several areas outside of the city in Monroe County
- New Resident Placement Fee includes:
- Advertising, showings, application process, and background check, which includes a credit check.
- Once the applicant is approved and moves in, we do a follow-up interview with the new resident to ensure there are no issues with the home.
- If one of our residents moves out before one full year of residency, for any reason, GPM will replace that resident at no charge.
Continued Support
- Patrick and Beth Gallagher (CFO) oversee our entire operation and meet weekly with our supervisory staff. Patrick remains in contact with all of our owners.
- Jackie, the Director of Operations, is in charge of our admin and maintenance team.
- Not only do we place the most qualified residents, but we also give you all of the support needed to make the very best decision with your investment. We understand that these properties are valuable personal assets of yours.
Inspections
- Our inspection department works closely with the City of Rochester and the Rochester Housing Authority (Section 8) as we conduct Certificate of Occupancy and Section 8 inspections.
- Our goal is to provide you with accurate quotes, along with pictures, so you will get a clear understanding of the task at hand.
- Our courtesy checks, also known as "proactive home visits," are conducted every 3 - 6 months at the direction of our owners. These checks ensure safe and proper housekeeping conditions are being met. During these visits, we conduct an inspection to identify and repair any health and safety-related issues.
- We do our best to address any issues before they become an emergency. The best examples of this are gas and water leaks.
Sale Assistance
- GPM can assist our owners in sales and/or new purchases. A great deal of properties that we locate are not listed on the MLS. We have a network of individuals who routinely bring us new deals on a weekly basis.
Other Benefits
- We offer references for: financing, private money, financing for out-of-country individuals, insurance, and inspections.
- A selected member from our maintenance team, or Patrick himself, will personally inspect any new property that is under contract.
- Meaning, if other resources were used to secure a new property for one's portfolio, we at GPM will personally assess it, at no charge to you. Home inspectors do a fine job, but they are not looking for potential city code violations, deferred maintenance, or other issues.
Monthly Leasing & Tenant Management
The monthly Leasing & Tenant Management fee includes:
Leasing & Tenant Management
- Set rental rates based on local market analysis
- Advertise vacancies and source tenant referrals
- Show units and respond to all prospective tenant inquiries
- Conduct background checks, credit checks, and home visits
- Manage tenant relationships, disputes, and enforce policies
- Record all phone calls for accountability
- Collect rent online with tenant portal access; enforce prompt payments and initiate evictions if needed
- Review leases annually and recommend rent adjustments based on market conditions
Property Maintenance & Inspections
- Coordinate all maintenance and repairs, including 24/7 emergency service
- Use fully insured contractors (liability & workers’ comp)
- Conduct move-in/move-out inspections with photos and detailed reports
- Perform semi-annual property inspections
- Handle all C of O, Section 8 (RHA), and DHS/DSS inspections
- Maintain property standards, address complaints, plan renovations, and manage landscaping/snow removal as needed
Financial & Legal Compliance
- Collect rents, pay bills, and manage budgeting, forecasting, and variance analysis
- Provide full monthly financials, year-end statements, and 1099s
- Manage security deposit escrow and documentation
- Perform monthly bank reconciliations
- Calculate overhead, depreciation, taxes, and profit margins
- Ensure compliance with city/county codes, NYS and Fair Housing laws, Section 8, and DHS regulations
- Offer legal guidance during disputes or litigation; expert knowledge of landlord/tenant law
- Manage utility usage and bill payments
- Owner disbursements via monthly electronic payments
Owner Support & Access
- 24/7 owner portal with real-time property and financial info
- Easy exit policy with just 30 days’ notice
Fees
Fee Structure
- Single-Family Homes: Flat fee of $105.00/month
- Doubles: 10% of rent
- Triples: 9% of rent
- Four-Family and Up: 8% of rent
New Tenant Fee
$800 — Includes a one-year guarantee (if the tenant vacates within one year, GPM will fill the unit again at no charge)
Lease Renewal Fee
No charge
New Account Setup Fee
A $1,000 retainer fee is required to begin the management transition process.
This includes:
- A visit to each unit to tour the property and address any issues
- Meetings with each tenant to gather all necessary information
- Setup of your owner account and all tenant information within Rent Manager
- Handling of all paperwork required to update DSS and/or Section 8 automatic payments
Ready to Simplify Property Management?
Managing a rental property shouldn’t be overwhelming. With Gallagher Property Management, you can trust that your property is in capable hands. We take care of the day-to-day so you can focus on what matters most—whether that’s growing your portfolio or simply enjoying the returns.
Contact us today to learn how our experienced team can support your goals with trusted, full-service property management.