Miami property management executive Joseph Hunike, COO of Threshold, says the South Florida property management industry is failing to meet even basic professional standards. As investment flows into Miami from across the U.S. and abroad, many property managers are not providing the communication and financial transparency that investors expect in other major markets.
Hunike describes a recent case involving an investor in Turkey who owned five units in a small C-class building. The owner had gone a month without any communication or payments from his property manager, leaving him completely in the dark about what was happening with the building. “He just couldn’t get any updates,” Hunike says.
Threshold Management’s investigation revealed that the previous property manager had invested $30,000 of his own money into the building and was collecting rent to pay himself back without the owner’s knowledge. The owner eventually had to pursue legal action to resolve the situation.
The Mom-and-Pop Service Gap
According to Hunike, cases like this are common in South Florida. He says Threshold has taken over multiple accounts with serious issues, often inherited from small mom-and-pop operators. “There’s a real demand for reliable property management here,” he notes.
Hunike argues that the issue is not always outright dishonesty, though that does occur. Instead, many local managers have operated in a market where low service standards were the norm. With little competition or oversight, operators could go weeks without updating owners, delay rent payments, and provide minimal transparency. As a result, basic professional behavior—regular communication, timely payments, and honest reporting—was not enforced.
Hunike says many owners assume a property manager will simply handle the basics, but South Florida often defies that expectation. “There’s some wild stuff happening down here,” he says.
He adds that the gap becomes even clearer when compared with other major markets, noting that his team aims to bring a more standard level of professionalism to Miami. “We try to deliver the kind of service people expect elsewhere,” he says.
The Investor Expectation Gap
This accountability gap is most pronounced for out-of-state and international investors. These clients compare their Miami experience to what they receive in New York, California, or other established markets, and often find local standards lacking.
Hunike points to the Turkish investor as a typical example: the owner had gone weeks without a single update from his manager. Hunike says even basic steps—like responding the same day—make a noticeable difference for clients. “They really appreciate that level of communication,” he adds.
The threshold for exceeding expectations is low. Property managers who respond within 24-48 hours and send rent payments on time are considered exceptional by investors used to poor service. This highlights how wide the service gap is in South Florida compared to other regions.
The pressure on local operators is increasing as more sophisticated investors arrive. Those with portfolios in multiple markets are unwilling to accept Miami’s lax standards and are actively seeking managers who can deliver the professionalism they expect elsewhere.
Why the Problem Persists
Hunike says the problem endures because many mom-and-pop managers were never designed to meet the scrutiny and demands of institutional or international investors. Local clients could visit properties and had personal relationships with managers, but out-of-state and foreign investors require systematic communication and clear financial reporting.
Technology is another obstacle. Many small operators still rely on outdated software with no real-time reporting or automated updates. Hunike says one portfolio they took over had only recently adopted basic tools typical of mom-and-pop operations. “It was very old-school software,” he says.
Transitioning to modern software like Rentvine, which Threshold Management uses, is not just about efficiency. It enables the transparency and accountability that sophisticated investors require, providing automated reporting and prompt communication.
The Emerging Solution
Firms that recognize this gap are positioning themselves as providers of national-level professionalism in Miami’s market. They focus on communication, transparency, and accountability—qualities in short supply locally.
Threshold Management’s approach includes responding to maintenance requests within 24-48 hours, same-day communication with owners, and transparent financial statements. The firm has received 131 five-star reviews, according to Hunike, indicating that investors value these basic standards.
Hunike says the core of property management is trust, especially for investors entering the Florida market from elsewhere. His goal is to ensure clients feel confident that their assets are being handled responsibly. “They want to know their investments are in good hands,” he says.
What Happens Next
Whether this accountability crisis will force broader industry consolidation or simply allow professional firms to gain market share will depend on how quickly new capital demands higher standards. For now, the influx of outside investment is putting pressure on local operators to modernize or risk losing business.
The South Florida property management sector is facing a long-overdue professionalization. As more investors compare Miami’s standards to those in other markets, managers who fail to provide timely communication and transparent accounting are losing ground to firms that do.
The basic requirements—answering inquiries promptly, sending rent payments on time, and maintaining clear records—now set firms apart. In a market where these fundamentals have long been neglected, simply doing the job right is enough to attract new business and restore investor trust.
