RIVR's management fees are structured as a percentage of collected rent, which means our compensation is aligned with your income — when your asset performs, we both benefit. The exact percentage depends on asset type, portfolio size, and the scope of services required. Commercial properties, multifamily portfolios, and mixed-use assets are all priced differently because the operational complexity differs. We provide a complete fee schedule in the management agreement before any engagement begins — no surprise charges, no undisclosed markups on maintenance, and no fees for services we haven't agreed to provide. The initial asset assessment is always conducted at no cost, so you understand exactly what management will entail before committing to anything.

Yes — and this is the most common scenario. The majority of RIVR's management engagements begin with existing tenants in situ. The transition process involves a formal introduction to tenants (a letter from the owner authorising RIVR as managing agent), collection of all existing lease documentation, review of the rent roll and any outstanding balances or disputes, and an initial property inspection. We handle this process professionally and without disrupting tenant relationships — in fact, the transition to professional management typically improves tenant satisfaction because they have a responsive, dedicated point of contact rather than reaching the owner directly for every issue. For portfolios with multiple tenants across several properties, we phase the onboarding systematically so nothing falls through the cracks during the transition period.

RIVR manages the complete default process on your behalf — from initial communication through to formal enforcement action if required. Our process begins immediately when a payment is missed: tenant contact within 24 hours, formal demand notice within the contractually required timeframe, and a clear escalation path if payment is not received. We maintain records of all communications for legal proceedings if they become necessary. For commercial leases, we work alongside your attorney to coordinate eviction or covenant breach proceedings. Our goal in every default situation is resolution as quickly as possible — either through payment, a structured payment arrangement, or lease termination if that's the most economically rational outcome. You receive a full update on every default situation in your monthly report, and immediate notification if an enforcement action is required.

RIVR maintains a vetted network of licensed, insured contractors across all trades — HVAC, electrical, plumbing, roofing, landscaping, general maintenance, and specialist trades for commercial properties. We don't have our own maintenance staff, which means we're not incentivised to use internal labour over the most qualified or cost-effective option for your asset. Every contractor in our network has been vetted for licensing, insurance, quality, and pricing — and we hold them accountable on your behalf. For routine and preventive maintenance, we schedule and coordinate directly. For larger capital works, we obtain multiple quotes and present them to you with our recommendation before proceeding. We do not apply markups to contractor invoices — you pay the actual cost, and RIVR's compensation is the management fee. All maintenance expenditure is fully documented and appears in your monthly report.

Both — and the integration between RIVR's management and brokerage practices is one of the most significant advantages of working with us. When a vacancy arises in a RIVR-managed property, our leasing team has immediate, intimate knowledge of the asset — physical condition, tenant mix, submarket positioning, and recent comparable leases — that a standalone leasing agent simply doesn't have. We can move from vacancy identification to active tenant outreach faster, with better market data behind the pricing, and without the information handoff friction that occurs when management and leasing are handled by different firms. For managed property owners, leasing advisory is available as part of the management relationship or structured as a separate engagement depending on the owner's preference. Either way, the information flows seamlessly between functions and you always have a single point of accountability.

RIVR's management agreements include a notice period that allows adequate time for an orderly transition without locking owners into arrangements they're not satisfied with. The specific notice period is set out in the management agreement and discussed openly before signing. We believe management relationships should be based on performance and mutual trust — not contractual lock-in. If you're not satisfied with RIVR's management, the answer is to fix the problem or part ways professionally, not to hold you to an unreasonable commitment. In practice, the majority of RIVR management relationships are long-term precisely because owners see measurable performance improvement and have no reason to leave. But the option to exit on reasonable terms is always available, and we're always transparent about what a transition process looks like if it's ever required.