Thinking About Raising Rent? What Foundation Property Management Recommends

Let’s be honest—talking about rent increases is never easy. But if you’re a rental property owner, the thought has probably crossed your mind. Maybe your expenses have gone up. Maybe the market is shifting. Or maybe it just feels like it’s time.

Before you move forward, take a breath. At Foundation Property Management, we believe that rent increases should never be automatic or random—they should be intentional, fair, and backed by a strategy. Why? Because the residents living in your property aren’t just tenants—they’re people who call your property home. And treating them with respect helps protect your investment in the long run.

So, should you raise rent? How should you do it? And what’s the best way to manage this tricky part of owning rental property in Memphis?

Here’s what our property management company recommends.

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What the Numbers Say: When Is It Time to Raise Rent?

Raising rent isn’t just about keeping up with the market—it’s about maintaining balance. If your costs are going up but your rent hasn’t changed in years, you could be losing money. But raise it too high, too fast, and you might lose great residents who truly care for your property.

At FoundationPM, we help owners take a closer look at:

• Current market trends for similar properties in the neighborhood

• Property expenses, including taxes, insurance, maintenance, and upgrades

• Rent history and how long it’s been since the last increase

• Resident satisfaction and lease renewal patterns

Here’s a quick checklist to help decide if a rent increase is the right move:

✅ Is your rent below the current market average?
✅ Have property taxes or insurance gone up significantly?
✅ Are you planning major improvements or upgrades?
✅ Has it been over 12 months since the last adjustment?

If you checked more than two of these boxes, a small increase might make sense. But don’t just go with your gut—let a residential property management expert guide you.

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How Much is Too Much? Know the Sweet Spot

Memphis renters are budget-conscious, and a sudden rent hike can be a deal-breaker—especially for those who treat the home with care and pride.

At Foundation Property Management, we’ve found that small, consistent increases are often better received than large, unexpected jumps. In general, a 3–5% increase is considered reasonable if it’s backed by rising expenses or market demand.

Here’s how we recommend approaching the increase:

1. Plan ahead — Don’t wait until the last minute. Notify your resident at least 60 days in advance.

2. Be transparent — Explain the reason behind the increase. Clarity builds trust.

3. Show value — Highlight improvements or maintenance work that justify the change.

4. Offer options — Consider flexible lease terms or renewal incentives.

Want to know the exact rent range that fits your property in today’s Memphis market? Our property management services include free rental analysis and expert pricing guidance.

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Timing is Everything: When Should You Raise Rent?

We get this question a lot: “When is the best time to raise rent?”

The ideal moment is usually at lease renewal—when the resident already feels invested in the home and routine. Mid-lease increases are typically not allowed unless specified in the lease, and they can damage relationships.

We recommend scheduling rent evaluations about 90 days before the lease ends, so there’s enough time to review your options and talk to your resident.

Pro Tip: If your resident has been great—on-time payments, good upkeep, no complaints—consider keeping the increase low. Keeping a reliable resident is almost always better than dealing with turnover.

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Where We Come In: FoundationPM’s Role in the Process

Not sure how to bring up the topic? Feeling nervous about losing a great resident?

That’s exactly why having a solid property management company in Memphis makes all the difference.

At Foundation Property Management, we:

• Review lease agreements and renewal dates

• Study rental comps in your area

• Handle rent increase notices and resident communication

• Provide options to retain great residents without hurting your returns

• Help with renewal negotiations and paperwork

We act as the buffer, making the process smoother for both sides. With our experience in property management Memphis Tennessee, we keep it fair, legal, and stress-free.

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Why Respecting Good Residents Matters

Here’s something most investors overlook: The way you treat your resident during a rent increase can impact your reputation, retention, and future income.

Residents who feel respected are more likely to:

• Renew their leases

• Take better care of the property

• Pay rent on time

• Recommend your property to others

We don’t just manage units—we manage homes. And our goal is to protect both your bottom line and your long-term relationships.

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Let’s Talk: Are You Ready to Make the Move?

So, back to the big question: Are you thinking about raising rent this year?

If yes, don’t do it blindly. Let’s talk numbers. Let’s talk timing. And let’s talk about how to make it work without losing good people.

At Foundation Property Management, we help owners find the balance between smart business and human respect. Our team handles every detail—pricing, communication, compliance—so you can raise rent without raising problems.

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Call Us Today

If you’re considering a rent increase for your property in Memphis, give us a call at 901-633-1984. We’ll guide you through it with professionalism, strategy, and care.

Let’s protect your investment—while keeping it a place someone calls home.