• Purposeful Growth
  • Recognized for Excellence
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  • Values-Based Learning
  • Purposeful Growth
  • Recognized for Excellence
  • Successful Outcomes
  • Mentorship Matters
  • Values-Based Learning
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Property Management

Higgins & Welch Estate created its property management division to meet the growing demand from existing investor buyer clientele and from a growing public demand for reliable technology driven property management services throughout the Philadelphia Region.

Higgins & Welch Real Estate provides full-service and a la carte property management services to owners with properties throughout the Greater Philadelphia Area (including Philadelphia, Bucks, Montgomery, Chester, and Delaware Counties). We provide our clients with an array of services, saving time and worry over marketing rentals, collecting rent, handling maintenance and repair issues, responding to tenant complaints, pursuing evictions and more.

Our management platform consists of streamlined operational procedures, seamless and user-friendly technology, and a team of experienced and conscientious professionals working in a team-oriented atmosphere.


Types of Properties:

  • Investment Properties
  • Single Family Houses
  • Multi-Family Properties
  • Townhome Associations
  • Condo Associations
  • Apartment Buildings
  • Commercial Properties


Also Offering Short Term Management

  • Bank foreclosures
  • Estates
  • Temporary management for owners who are out of the area.

Please note that we provide services for military personnel, missionaries, and “snow birds” that travel to Florida in the winter. Fees vary on individual needs.

Regardless of the level of service you chose, you will have peace of mind knowing that you have an entire team of property managers, maintenance managers, agents and staff working for you. Your investment is in good hands!


Also Offering Distressed Asset Management

Visit our Distressed Asset Management overview page.





  • Financial Property Maintenance:  Higgins & Welch will handle every aspect of your investment maintenance, including, but not limited to paying mortgage, taxes, insurance.


  • Tenant Placement: We successfully harness the power of the latest marketing technology to quickly find high quality prospective tenants. Candidates are then thoroughly screened with an evaluation of income, credit score, background check, and other indicators to eliminate those who are unqualified.


  • Lease Preparation: At Higgins & Welch, we know the importance of protecting our client’s investment with protective leases that will safeguard you and your assets. In addition, before any lease is signed, our clients have the opportunity to review and make any changes deemed necessary.


  • Maintenance and Repairs: Higgins & Welch works with some of the best contractors in the area. They are vetted and perform in a workmanlike and professional manner. However, if you already have a contractor, we’d be more than happy to work with them.


  • Rent Collection: We understand that successful rent collection is of utmost importance for our clients in maintaining a robust property investment portfolio. Our process includes monthly invoices to tenant, communication to tardy tenants, property visitation and other steps to maximize collection and retention.



  • Rent Processing: Every client receives monthly statements that detail rent collection, bill payment, maintenance costs, capital improvements and all other income and expenses. All of this information is also available anytime by logging into your secure online web portal.


  • Eviction Filings: Higgins & Welch does everything we can to avoid evictions, but there are times when they are necessary. With years of property management experience and know-how behind us, we will work with the sheriff to swiftly and effectively regain possession of the property and possessions of our clients, as well as assist with any subsequent court proceedings.



Visit our Landlord Overview page for rates or call today 215-247-5000.


Empowering our Customers with 24/7 Service via Owner and Tenant Portals

We provide owners the same visibility that they’ve come to expect for tracking their banking and stock portfolios. Online Portals provide secure, instant access to investment property performance and provide tenants with tools that will differentiate your property.

At Higgins & Welch, we understand the value of organized and precise record keeping and documentation. Not only does it enable our clients to accurately keep track of their investment performance, but it also increases future resale value and limits any potential owner liability. With that in mind, we have the technology in place that makes documentation effortless and incredibly accessible whether you are in the Greater Philadelphia area or on the other side of the world.

Our online Owner and Tenant Portals provides property owners  and tenants streamlined communication with the Higgins & Welch property management team and access to their accounts anytime, anywhere from any web browser or Internet enabled smart phone.

propertyware cell phones

Residents can check their account balances, pay bills, communicate with management, download documents, submit repair requests and more, all online. Tracking and recording conversations is key for accountability.

The Owner Portal works much like online banking. Secure and instant access to your investment property portfolio is at your fingertips anytime, anywhere.

  • Download Statements
  • View and print leases, bills, and invoices
  • View rent due and paid
  • Review and print a real-time snapshot of all financials
  • Actively manage, review and approve estimates for maintenance issues
  • Start new online conversations with property management staff
  • Access a full back history of related documents.
  • Communicate in social media style conversations


Scope of Work – Process Sample:

Evaluate the Property and Determine an Accurate Rental Rate

  • Perform inspections of the interior and exterior including photos*
  • Offer recommendations on repairs and cosmetic improvements that maximize monthly rent while providing Return on Investment (ROI).
  • Utilize valuation experience to determine the optimal rental rate. Rent research will vary, but should include reviewing similar recently rented units as well as competing actively listed units. Correct pricing is crucial to success.
  • If needed, discuss with owners the pros and cons of different policies such as accepting pets, allowing smoking etc.
  • Install lock box or on-site staff for marketing, maintenance and/or emergencies

Market the Property For Rent

  • Prepare property for rent
    • If necessary, clean home and optimize interior appeal*
    • If necessary, manicure landscaping to increase curb appeal*
    • Test utilities & appliances to ensure proper working order and safety
  • Create ads tailored to the property and advertising medium. Some mediums commonly used are:
    • Paid and free rental listing websites* (see expanded list of subscribed sites)
    • Print publications or other including our exclusive marketing plan template designed by our team
    • For Rent Signs
    • MLS – Multiple Listing Service
    • E-Flyers (Email Marketing)
  • Work cooperatively with other brokers/leasing agents to procure a tenant
  • Field calls from prospects for questions and viewings
  • Meet prospective tenants for showings throughout the week and weekend.
  • Provide prospective tenants with rental applications that are legally compliant with fair housing laws
  • Collection of applications with application fee*

Tenant Screening and Selection

  • Perform a background check to verify identity, income, credit history, rental history and other* (at applicant cost)
  • Approve or deny tenant according to pre-defined tenant criteria
  • Notify tenants per state law whom and why they were denied

Tenant Move In

  • Draft leasing agreement
  • Confirm move in date and other terms of lease with tenant
  • Review lease guidelines and company policies
  • Perform detailed move in inspection with tenant and have tenants sign a report verifying the condition of the property prior to move-in, where applicable*
  • Collect first month’s rent, last month’s rent and/or security deposit or as otherwise specified in lease

Rent collection

  • Collection of rent
  • Pursuing late payments
  • Transmitting pay or quit notices for tenants with late payments
  • Enforcing late fees


** Typically completed by outsourced company at owner’s expense (see contract)

  • Filing relevant paperwork to initiate and complete eviction process*
  • Representing owner in court*
  • Coordinating with law enforcement to remove tenant and tenants possessions from unit*


  • Perform periodic inspections; (Interior and exterior) for repair needs, safety hazards, code violations, lease violations, etc.*
  • Arrange and oversee third party inspections (i.e. HCV/Section 8)*
  • If necessary, send owner periodic reports on the condition of the property


  • Provide accounting of property management services
  • Make payments on behalf of owner (Mortgage, insurance, HOA dues, etc.) as agreed upon in the Listing and Marketing Contract
  • Detailed documentation of expenses via invoices, receipts and/or statement of account
  • Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.)
  • Provide annual reporting, structured for tax purposes as well as required tax documents including a Schedule E
  • Provide easy to read monthly cash-flow statements which offer a detailed breakdown of income and itemized expenses


Maintenance, Repairs, and Remodeling

  • Provide and oversee maintenance coverage*
  • Establish a preventative maintenance policy to identify and deal with repair needs, where applicable
  • Provide access to network of licensed, bonded and/or fully insured contractors who have been vetted for competitive pricing and professional and workmanlike quality*
  • Assign jobs to different parties (in-house employees, handyman and professional contractors) based on the best fit for the need*
  • Maintain outdoor/common areas as agreed upon in the Listing and Marketing Contract*
    • Leaf and snow removal & Landscaping*
    • Removing trash and debris*
  • Maintain and monitor a 24 hour emergency repair phone hot-line and/or online portal
  • Larger renovation or rehabilitate projects
    • Provide recommendations on how the project can maximize rental income
    • Prepare or provide preliminary cost estimates*
    • Obtain multiple independent bids for the work*

Tenant Move Out

  • Inspect unit and complete a report on the property’s condition when the tenant moves out, where applicable*
  • Provide tenant with a copy as well as estimated damages in compliance with and applies to laws and regulating, where applicable
  • Return the balance of the security deposit to the tenant, where applicable
  • Arrange for the unit to be cleaned and transfer of remaining property of tenant*
  • Re-key and/or replace the locks*


*Items denoted with asterisk may or may not be applicable and may have additional costs