San Antonio Leasing Services
Leasing Your Home
in San Antonio
I find and place tenants for owners who plan to manage the property themselves after move-in. You get rent pricing, an MLS listing, an organized application process and a Texas REALTORS® lease, at the level of hands-on help you choose.
Questions about leasing? Call me at (919) 800-9870
I offer tenant placement for San Antonio landlords who self-manage, not ongoing property management. Agent-Assisted Leasing is a $500 flat fee: I recommend the rent, list the home on the MLS, set up the application process and prepare the lease, while you handle prospects who don't have an agent. Full-Service Tenant Placement costs one month's rent, $1,000 minimum, and adds showings for renters without an agent, applicant follow-up and the key handoff. You approve every tenant.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026- Both options end at a signed lease and handoff. Rent collection, the security deposit, repairs and lease enforcement stay with you.
- Professional photography is required with either option, and you contract with and pay the photographer directly.
- Texas gives a landlord 30 days after the tenant moves out to refund the deposit or send a written, itemized list of deductions.
- Texas requires a floodplain notice, signed by landlord and tenant at or before lease signing, for residential leases of 30 days or more.
- Federal and Texas fair housing laws cover your listing, your screening criteria and your decision, so the same written criteria apply to every applicant.
Do I offer property management
or leasing only?
Leasing only. Both of my services are tenant placement: I get the home priced, marketed and leased, and once the lease is signed and the tenant has keys, the landlord-tenant relationship is yours. Some owners run it themselves, and some use an online self-management platform for rent and deposits.
Neither option includes:
- Getting the home ready: cleaning, repairs, landscaping, make-ready work or managing vendors and contractors.
- Managing after placement: monthly rent collection, ongoing deposit administration, maintenance requests, tenant complaints, landlord notices, lease enforcement, renewals or move-out.
- Legal services: legal advice or custom legal drafting.
Before the listing goes live, decide how you'll manage the home once a tenant moves in. I'll ask how you plan to handle it the first time you call.
What do my leasing services
cost?
There are two options, priced by how much of the day-to-day leasing work you want to keep.
| Agent-Assisted Leasing | Full-Service Tenant Placement | |
|---|---|---|
| Fee | $500 flat fee | One month's rent, $1,000 minimum |
| Fits if | You're comfortable working with prospects who don't have an agent and following up on applications yourself | You'll self-manage after move-in but want me to carry most of the prospect, showing and application work while the home is available |
| Both include | One walkthrough visit, a rent recommendation, the MLS listing with a For Lease sign where allowed, cooperating-agent communication, the application and screening setup, and a Texas REALTORS® lease with electronic signatures | |
Photography is a separate cost. Professional photos are required, and I won't launch the listing until they're done. You contract with and pay the photographer directly, and the photographer's written license governs future use of the photos. With Full-Service, I coordinate the photographer and access to the home.
If a renter's agent is involved, any compensation to that agent's broker is separate from my fee and gets addressed in the listing agreement.
Who handles what
while your home is for lease?
The biggest difference is who works with renters who don't have their own agent. Renters who do have an agent are shown the home by that agent under either option.
| Task | Agent-Assisted | Full-Service |
|---|---|---|
| Make-ready, repairs and vendors | You | You |
| Rent pricing | My initial recommendation | My initial recommendation, plus ongoing tracking of how the market responds |
| Calls from cooperating agents | Me | Me |
| Inquiries from unrepresented renters | Mainly you | Me, as the main contact for all leasing inquiries |
| Showings for unrepresented renters | You | Me, at reasonable pre-scheduled times |
| Following up with prospects | You | Me |
| Watching for applications and missing items | You | Me |
| Reviewing applicants against your criteria | You | I organize the information, and you review it |
| Approving the tenant | You | You |
| Deposit and first month's rent | You or your platform | You or your platform |
| Keys and handoff | You | I coordinate it after you confirm the move-in funds arrived, then transition the tenant to you |
With Full-Service, showings happen at scheduled times, often grouped into showing windows, and I follow up with prospects after they inquire or tour.
Not sure which option fits?
Call me at (919) 800-9870. Tell me when the home will be ready and how involved you want to be, and I'll explain how each option would work for your property.
Let's Talk About Your Next MoveWhat working with me
looks like
Leasing with me runs in eight steps, from choosing an option to handing over the keys.
| Step | What happens |
|---|---|
| 1. Choose your option | I explain Agent-Assisted Leasing and Full-Service Tenant Placement, who's responsible for what, and the listing agreement before any work begins. |
| 2. Rent, terms and criteria | I review rental comparisons and recommend an initial asking rent. You approve the rent, the lease terms and lawful written tenant selection criteria. |
| 3. Make-ready and photos | You handle repairs, cleaning and vendors, and contract with and pay the photographer. Who coordinates the photo shoot depends on your option. |
| 4. Launch | Once the home is ready and the photos are done, I prepare the MLS listing and showing instructions and place a For Lease sign where it's permitted. |
| 5. Inquiries, showings and applications | I handle cooperating agents. Who handles unrepresented prospects and applicant follow-up depends on your option. |
| 6. Your decision | Applicant information is reviewed against the written criteria, and you make the final approval or denial decision. |
| 7. The lease | After you select an applicant and approve the terms, I prepare the lease documents and coordinate electronic signatures. |
| 8. Funds and handoff | You confirm the move-in funds arrived. Keys are delivered according to your option, and the ongoing landlord-tenant relationship is yours from there. |
What does Texas require
of residential landlords?
Written flood and lead paint disclosures, posted selection criteria, working locks and smoke alarms, and repairs after notice, among other duties. These are the core ones under Texas Property Code Chapter 92 and the federal lead paint rule.
| Requirement | What it means |
|---|---|
| Floodplain notice | Tell the tenant in writing whether you know the home is in a 100-year floodplain. If you know flooding damaged it in the five years before the lease starts, disclose that too. Both sign, at or before lease signing. |
| Lead-based paint | For a home built before 1978, disclose any known lead-based paint, share available reports, give the EPA pamphlet "Protect Your Family From Lead in Your Home," and include the Lead Warning Statement. Keep the signed disclosure for three years. |
| Tenant selection criteria | Make your written criteria available with the application. If you don't and you reject the applicant, the application fee goes back. |
| Copy of the lease | Provide a complete copy to at least one tenant within three business days after everyone signs. |
| Locks and security devices | Rekey within seven days after each tenant turnover, at your expense. With limited exceptions, the home needs window latches, a keyed dead bolt or doorknob lock, a keyless bolting device and a door viewer on exterior doors, and a pin lock plus a handle latch or security bar on sliding glass doors. |
| Smoke alarms | At least one in each bedroom, one on each level of a multi-level home, and one in a hallway that serves several bedrooms. Test them when the tenant moves in. |
| Emergency number | Give the tenant a phone number for reporting emergencies. |
| Repairs | Make a diligent effort to fix conditions that materially affect an ordinary tenant's health or safety after proper notice. The lease must explain the tenant's repair remedies in bold or underlined print. |
| Late fees | Only with notice in a written lease, and only after rent is two full days late. For a house or a building with four or fewer units, up to 12% of monthly rent is considered reasonable. |
I prepare the lease on the applicable Texas REALTORS® forms with the terms you approve. I don't give legal advice, so take anything unusual about your situation to a Texas real estate attorney.
Data current as of October 2026 · Sources: Texas Property Code §§ 92.0135, 92.019, 92.020, 92.024, 92.052, 92.056, 92.153, 92.156, 92.255, 92.258, 92.3515 · EPAWhat are the Texas security deposit rules
for landlords?
Refund the deposit, or send a written, itemized list of deductions with any balance, within 30 days after the tenant surrenders the home. Miss both and Texas presumes bad faith.
- Forwarding address first. You don't have to refund the deposit or send the list until the tenant gives you a forwarding address in writing.
- No charges for normal wear and tear. You can deduct damage and charges the tenant owes under the lease.
- The burden is yours. If a tenant sues over the deposit, you have to prove that what you kept was reasonable.
- The penalty is steep. Keeping a deposit in bad faith costs $100, three times the amount wrongly withheld, and the tenant's attorney's fees.
- Rekey costs need bold print. If a tenant breaks a written lease, you can deduct reasonable rekeying costs only when the lease has an underlined or bold clause allowing it.
- Fees in place of deposits have rules. If you offer one, you also have to offer a regular deposit and can't let the choice affect approval.
With either of my options, the deposit and rent go to you or your self-management platform, not to me. Photos of the home's condition at move-in, plus the tenant's inventory form, make move-out deductions easier to support.
How do you screen tenants
under fair housing law?
Write your criteria before the listing goes live, then apply the same criteria to every applicant. The federal Fair Housing Act and the Texas Fair Housing Act prohibit refusing to rent, or setting different terms, because of race, color, national origin, religion, sex, familial status or disability.
- The listing describes the home. Bedrooms, the yard, the garage, the school district. Texas law bars any ad that indicates a preference or limitation based on a protected class.
- Criteria are measurable. Income, rental history, credit history and criminal history standards, written down and used the same way each time.
- Accommodation requests get a real answer. Refusing a reasonable accommodation in rules or policies, or a reasonable modification at the tenant's expense, can be discrimination when a person with a disability needs it to use the home.
- San Antonio's list is longer. The city's fair housing program also takes complaints based on age, sexual orientation, gender identity and veteran status.
You approve the written criteria in step two, and every applicant is reviewed against them. With Full-Service, I organize each applicant's information against those criteria so you can review it clearly. The decision is always yours.
Data current as of October 2026 · Sources: HUD · Texas Property Code §§ 301.021, 301.022, 301.025 · City of San Antonio · Texas Workforce CommissionCan you rent out your San Antonio home
when orders move you?
Yes. If a PCS or a new job takes you somewhere else, the home can keep working for you as a rental. My options are built for owners who self-manage after move-in, so settle who will take repair calls and collect rent once you're gone, whether that's you, an online platform or a property manager you hire.
- Full-Service fits a long-distance owner. Showings for unrepresented renters, follow-up and the key handoff sit with me instead of you.
- Your tenant may have orders too. A tenant who signed while serving can end the lease after PCS orders or deployment orders of 90 days or more. Plan for an earlier turnover than the lease end date.
- The lease needs the military language. If a Texas lease doesn't include language substantially like "Tenants may have special statutory rights to terminate the lease early in certain situations involving family violence or a military deployment or transfer," a servicemember tenant who ends the lease is released from delinquent rent owed on the termination date.
- A VA loan can stay in place. If you bought with a VA loan, the entitlement tied to it stays in use while you keep the home. Remaining entitlement may still cover a VA loan at your next duty station, though a lender may ask for a down payment if it falls short.
If selling makes more sense for you, my selling page covers that path, and VA loan basics explains entitlement in more detail.
Data current as of October 2026 · Sources: Texas Property Code § 92.017 · 50 U.S.C. § 3955 · VA.govWhat landlords ask
about leasing with me.
Do you manage the property after the tenant moves in?
No. Both of my services stop at a signed lease and handoff. Rent collection, maintenance requests, renewals, notices and move-out are yours, or your property manager's if you hire one.
How much does it cost to have you lease my house?
Agent-Assisted Leasing is a $500 flat fee. Full-Service Tenant Placement is one month's rent, with a $1,000 minimum. Professional photography is paid directly to the photographer, and any compensation to a renter's agent is handled separately in the listing agreement.
Who picks the tenant?
You do, every time. Applicants are reviewed against the written criteria you approved, and you make the final approval or denial decision under both options.
Do I really need professional photos for a rental?
Yes, they're required, and the listing doesn't launch without them. You hire and pay the photographer.
Who collects the deposit and first month's rent?
You or your self-management platform. With Full-Service, I coordinate the keys only after you confirm the required move-in funds have arrived.
How long do I have to return a tenant's deposit in Texas?
Thirty days after the tenant moves out, along with a written, itemized list of any deductions. You aren't obligated until the tenant provides a forwarding address in writing.
Can you lease my home if I already live out of state?
Yes. Lease signatures are electronic, and with Full-Service I coordinate the photographer, showings for renters without an agent and the key handoff, so less depends on you being in town. Call me with where you are and when the home will be ready, and I'll walk you through how it would work.
Ready to lease
your home?
Tell me where the home is, when it will be ready and which option you're leaning toward. I'll go over the listing agreement and who handles what before any work begins.
Let's Talk About Your Next MovePrefer the phone? Call me at (919) 800-9870. Weighing a sale instead? Start with the free Home Seller Guide.
Tiffany Reed, REALTOR® | MRP | Real Broker LLC
(919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com
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