Stop Asking "What’s Your Eviction Rate?"—Ask This Instead
When searching for the right property management company, most rental investors start by Googling, “What questions should I ask a property manager?”—and one of the most common that comes up is: “What’s your eviction rate?”
On the surface, this seems like a smart question. But according to the team at Red Door Property Management, it’s actually not the best way to gauge a company’s effectiveness. In fact, it could even be misleading.
The Problem with Asking About Eviction Rates
Here's the truth: any property manager could say "our eviction rate is 0%"—and you'd have no way of verifying it. That stat is easy to manipulate, and even if it's honest, it may not tell you what you really need to know.
Why? Because eviction rates vary wildly depending on the types of properties managed. A company handling mostly C-class properties will naturally face more delinquencies than one managing A-class rentals. The number doesn't reflect the strength of their operations—it reflects their tenant base.
Ask This Instead: “What Preventative Steps Do You Take to Avoid Evictions?”
Great investors ask about systems and processes, not vanity metrics. Here's what matters:
- Delinquency Process: Red Door starts enforcement as early as day two. No vague grace periods—just structured follow-up via text, email, and calls.
- Tenant Communication: Timely, professional, and consistent updates keep renters accountable and owners informed without unnecessary panic.
- Routine Inspections: Visual checks every time maintenance is on-site and full inspections 3 months into the lease help catch problems early.
This layered approach dramatically reduces the likelihood of eviction and protects your property value over time. Learn more about our Indianapolis property management services built specifically for serious rental investors.
The Importance of Market Readiness
Evictions don’t just happen because of bad tenants—they often start with poorly prepared homes. A beat-up property attracts risky applicants. A clean, professionally presented one brings in responsible renters who pay on time and treat the home with respect.
It starts with investing in quality turns, strategic improvements, and showing pride in ownership. Our Indianapolis rental listings reflect that standard across the board.
Key Takeaway for Investors
Don’t settle for shallow answers. Look deeper. Ask the questions that reveal how a property manager truly operates—because the success of your rental portfolio depends on it.
Follow our full podcast series for more insights that help you grow smarter and invest better in Indianapolis and beyond.
Transcript Here
Why This Question Misses the Mark
Welcome to this month’s Question of the Week with Red Door Property Management. This is the segment where we break down common owner inquiries and reframe them to help you make better decisions as an investor. One of the most common questions we hear is: “What’s your eviction rate?”
On the surface, it seems like a smart question—but it’s actually the wrong one. Why? Because it invites a surface-level answer that’s easy to manipulate. A company could tell you “zero,” and that number may mean absolutely nothing depending on the type of properties they manage or how they define eviction. If you truly want to gauge a property manager’s effectiveness, you need to ask a better question.
The Right Question to Ask: What Steps Do You Take to Prevent Evictions?
Instead, ask: “What preventative steps do you take to avoid evictions?” This question gets to the heart of operations, accountability, and strategy. If the person on the other end can articulate a detailed, well-thought-out process, you're likely speaking with a team that takes their role seriously.
What Red Door Property Management Does Differently
Here’s how we approach eviction prevention at Red Door:
1. Structured Delinquency Process
- We begin the process on the 2nd of every month—our grace period is one day.
- Tenants start receiving communication via text, email, and phone calls by day two.
- By week one, we inform the owner if the rent hasn’t come in and if their distribution may be affected.
- By day 15, we begin discussing possible eviction, based on tenant responsiveness and payment status.
2. Proactive Communication
- We communicate clearly and consistently with both tenants and property owners.
- Owners aren’t left guessing. If your income is impacted, we let you know early.
- This proactive model prevents small problems from growing into major legal issues.
3. Routine Inspections and Accountability
- We conduct an in-depth inspection three months into each lease.
- Our maintenance team performs visual inspections during service calls.
- If issues arise (e.g., excessive damage), we notify the tenant and give them 30 days to correct the issue—before it escalates.
It All Starts with Market Readiness
Eviction prevention actually starts before a tenant even moves in. If your rental property isn’t market-ready—clean, painted, well-maintained—you’ll attract low-quality tenants. A high-quality tenant expects a well-maintained home. The better the product, the better the applicant pool.
If you’re cutting corners upfront, that mindset will cost you later in vacancy, damage, and yes—eviction risk. We’ve covered this in-depth in previous episodes and we’ve got even more educational content coming soon, including visual walkthroughs and readiness assessments on our YouTube channel and website.
Takeaway: Dig Deeper Than the Surface
Don’t just ask for a number. Ask about systems. Ask about strategy. A strong property manager won’t just throw a 2% number at you—they’ll explain how they minimize risk, maximize tenant accountability, and keep your investment protected month after month.
If you're not getting detailed answers like this, it’s time to work with someone else.
Next Up: Market Reports for June 2025
That wraps up this month’s Question of the Week. Be sure to check out our June 2025 rental and sales market reports for your specific area. We’re diving into data next—don’t miss it!
