Hiring a property manager for a Lake LBJ home can look simple at first. Then the real questions show up. Who handles permits, repairs, rent, tax filings, guest issues, and the local rules that can vary from one city to the next? If you own a second home, investment property, or short-term rental near Lake LBJ, you need more than someone who can fill a calendar. You need a manager who can act as a compliance partner, accounting hub, and maintenance coordinator. Let’s dive in.
Why these questions matter
In the Lake LBJ area, property management is not just about finding tenants or booking guests. In Texas, a manager may need to be licensed if they show or lease property for pay or control the acceptance or deposit of rent from a resident of a single-family residential unit, according to the Texas Real Estate Commission.
That matters because the right manager should be clear about what they are legally authorized to do. They should also work within a written management agreement that spells out duties, limits, fees, and reporting. If you skip these details upfront, you can end up with confusion, delays, and avoidable risk later.
Ask about licensing first
Before you discuss pricing or marketing, ask whether the manager is licensed in Texas and who the supervising or designated broker is. This is one of the fastest ways to understand whether you are talking to a true property management professional or just a service provider with a narrower role.
TREC states that sales agents may not perform license-required property management activity except through the sponsoring broker. That means you should know exactly who holds the responsibility and authority behind the service.
Questions to ask about licensing
- Are you a Texas broker or sales agent licensed to manage or lease this property?
- If you are a sales agent, who is your sponsoring broker?
- What property management tasks do you personally handle?
- Which tasks require broker oversight?
Clarify the management agreement
A strong management relationship starts with a strong written agreement. TREC notes that the management agreement defines what the broker is authorized to do, and failing to stay within that agreement can create problems.
This is especially important if you live out of town and want a manager to make decisions on your behalf. The more clearly authority is defined, the fewer surprises you will have when repairs, renewals, or guest issues come up.
Questions to ask about authority
- What authority do you have to sign leases?
- Can you renew a tenancy without my approval?
- Can you collect rent and handle deposits directly?
- Under what circumstances can you terminate a lease?
- What repair amount can you approve before contacting me?
Get specific about fees
One of the biggest mistakes owners make is comparing management fees without comparing services. TREC does not regulate real estate fees, so your agreement controls pricing, included services, and extra charges.
A low monthly fee can sound attractive until you learn that lease renewals, inspections, maintenance coordination, after-hours calls, permit help, or tax handling cost extra. Ask for a full breakdown so you can compare apples to apples.
Questions to ask about pricing
- What exactly is included in your monthly fee?
- What services cost extra?
- Are there separate charges for leasing, renewals, inspections, or maintenance coordination?
- Do you charge for after-hours emergencies?
- Are permit or tax-related services included?
Ask how they handle local short-term rental rules
If your Lake LBJ property is used as a short-term rental, local rules can be a major part of management. These rules are not one-size-fits-all across the Highland Lakes.
In Horseshoe Bay, rentals under 30 consecutive days require an annual short-term rental permit and a $600 fee. Each premises needs its own permit. The city also requires a 24-hour local contact who can respond within one hour, annual fire-extinguisher inspections, and compliance with occupancy, parking, noise, lighting, and trash rules.
Horseshoe Bay also limits advertised occupancy to 2 adults per bedroom plus 2 adults and bars guests under 21. The city states that a permit does not override lease, covenant, or deed restrictions.
In Marble Falls, short-term rentals in residential zoning districts require registration, a permit fee of $175 after approval, inspection before issuance or renewal, and payment of hotel occupancy tax.
Questions to ask about local compliance
- Do you manage properties in Horseshoe Bay, Marble Falls, or other Lake LBJ jurisdictions?
- How do you stay current on local permit rules and city requirements?
- Who handles permit applications and renewals?
- Who serves as the required local contact if the city requires one?
- How do you enforce occupancy, parking, noise, lighting, and trash rules?
- How do you account for deed restrictions or other private property restrictions?
Ask about guest and tenant screening
A good manager should have a clear process for screening and rule enforcement. TREC identifies screening applicants, preparing leases, and enforcing lease terms as core property management responsibilities.
For Lake LBJ owners, this matters because many issues start with poor fit or weak enforcement. Occupancy problems, parking complaints, noise concerns, and property damage often trace back to screening and communication failures.
Questions to ask about screening
- How do you screen tenants or guests?
- What criteria do you use before approving an applicant or booking?
- How do you communicate house rules and lease terms?
- What happens when a guest or tenant violates occupancy or parking rules?
- How do you document violations and follow up?
Understand their maintenance system
In a lake-area market, maintenance is not a small detail. It is a core part of protecting your asset. TREC includes preparing and maintaining the property, preventative maintenance, risk assessment, and securing vacant properties among the manager’s key responsibilities.
This is where local knowledge matters. A manager should have a system for routine care, emergency response, and vendor coordination, especially if you are a remote owner.
Questions to ask about maintenance
- How do you handle preventative maintenance?
- What is your process for after-hours emergencies?
- How quickly do you respond to repair requests?
- How do you secure and monitor vacant properties?
- Do you perform regular property checks?
The Texas Attorney General says a landlord must make a diligent effort to repair a health or safety problem within a reasonable time after notice, and the law presumes seven days is reasonable unless rebutted. Ask how the manager tracks notices, response times, and completion.
Ask about vendors and safety items
Your manager’s vendor network can directly affect cost, response time, and quality of work. This is especially important around Lake LBJ, where storm issues, water exposure, heavy guest turnover, and second-home vacancy can create urgent needs.
You should also ask how the manager handles required safety items. Texas guidance states that dwellings must have required security devices installed at the landlord’s expense, and landlords must provide smoke detectors.
Questions to ask about vendors and safety
- Do you have local vendors for plumbing, HVAC, electrical, cleaning, and landscaping?
- Are your vendors licensed and insured where required?
- How do you choose vendors and review their work?
- Who checks smoke detectors and required security devices?
- How are annual inspections handled if local rules require them?
Review accounting and trust handling
A property manager should be able to explain their accounting process in plain English. If they cannot, that is a red flag.
TREC says money received on behalf of a landlord must go into a broker trust account, commingling is prohibited, and the broker must provide at least monthly accounting when there is activity in the account. For owners, that means written reporting should not be vague or optional.
Questions to ask about accounting
- Do you use a broker trust account?
- How often will I receive written statements?
- What reports will I get each month?
- How do you track income, expenses, and reserves?
- How do you document owner distributions?
Ask how security deposits are handled
Security deposits are another area where clear systems matter. Texas law generally requires a security deposit to be refunded within 30 days after surrender. If money is withheld, the landlord must provide an itemized list of deductions. The tenant must also give a forwarding address to receive the refund.
Even if your manager handles the day-to-day process, you should understand the workflow. Ask what documentation they keep from move-in through move-out.
Questions to ask about deposits and records
- How do you document property condition at move-in?
- How do you handle move-out inspections?
- Who prepares itemized deductions if needed?
- What is your process for refund timing?
- What records will you keep for my file?
TREC recommends keeping management agreements, lease applications, executed leases, move-in condition forms, move-out notices, forwarding-address notices, written deposit accountings, and copies of checks. A strong manager should already have this system in place.
Clarify hotel occupancy tax responsibility
If your property is rented for less than 30 consecutive days, tax handling is too important to leave fuzzy. The Texas Comptroller says the state hotel occupancy tax applies to houses rented for less than 30 consecutive days at a state rate of 6 percent, and local hotel taxes can also apply.
The Comptroller also notes that collection and remittance responsibility can depend on whether a short-term rental platform or property management company agrees to collect it. That means you should not assume someone else is handling it.
Questions to ask about taxes and renewals
- Who handles state and local hotel occupancy tax collection?
- Who files and remits the tax?
- How do you confirm whether the platform or manager is responsible?
- Who tracks permit renewal deadlines?
- How do you document filings for the owner?
Know when they bring in outside professionals
A strong property manager should know the limits of their role. TREC notes that complex or specialized situations may require an attorney. Tax questions may also require a CPA.
This is not a weakness. It is a sign of professionalism. You want a manager who knows when to escalate a legal, tax, or compliance issue before it becomes more expensive.
Questions to ask about outside support
- When do you recommend involving an attorney?
- When should an owner speak with a CPA?
- How do you coordinate with outside professionals when needed?
- Have you handled permit, compliance, or tax issues in this area before?
What the best answers should sound like
When you interview Lake LBJ property managers, listen for clear, direct answers. The best managers should be able to explain their authority, reporting, local compliance process, repair procedures, vendor network, and tax handoff without talking in circles.
They should also sound organized. You are looking for someone who treats property management as a full operating system, not just a marketing service or booking tool.
A smart hire protects your time and property
The right property manager can help protect your income, reduce risk, and preserve the long-term value of your Lake LBJ property. That is especially true if you own from out of town, use the home part-time, or want a more hands-off ownership experience.
If you want broker-level guidance on buying, selling, investing, or managing property in Horseshoe Bay, Marble Falls, or the broader Highland Lakes, connect with Kale Stephens.
FAQs
What should you ask a Lake LBJ property manager about licensing?
- Ask whether they are a Texas-licensed broker or sales agent, who the supervising broker is, and which management tasks they are legally authorized to perform.
What should you ask a Lake LBJ property manager about short-term rental permits?
- Ask who handles local permits, renewals, inspections, and required local contact duties, especially if your property is in Horseshoe Bay or Marble Falls.
What should you ask a Lake LBJ property manager about repairs?
- Ask about preventative maintenance, emergency response, repair approval limits, vendor coordination, and how quickly they respond to health or safety issues.
What should you ask a Lake LBJ property manager about accounting?
- Ask whether they use a broker trust account, how often they provide written statements, what reports you will receive, and how owner funds are tracked.
What should you ask a Lake LBJ property manager about hotel occupancy tax?
- Ask who collects, files, and remits state and local hotel occupancy taxes for rentals under 30 consecutive days and how that responsibility is assigned between the manager and any booking platform.
