Kettle & Oak Texas
Contact Us Sign Up
Houston Metropolitan Area

Houston’s Section 8 property management specialists.

Most Houston managers quietly avoid voucher properties — the inspections, the paperwork, the housing authority. That is the part we are built for. Flat pricing per unit, no contracts, and we port your properties over free.

Get my free rental analysis Book a consultation See flat pricing
Since 2016Kettle & Oak
1,000+properties managed
98%+rent collection rate
No contractsleave any time

Kettle & Oak has managed property in Chicago since 2016. Houston is a separate Texas entity opening a new market — the figures above are the Chicago operation’s track record, not a Houston claim.

What should your property rent for?

Free rental analysis, no obligation. Tell us about the property and we will come back with a number and what it would net under management.

By submitting your phone number and email address you are authorizing us to contact you about your property by call, text and email. No obligation and no contract, and we will never share your details.

A property doesn’t run itself.

Five things go wrong on every rental, and every one of them lands on the owner by default. Under management they stop being yours.

VacancyMarketedPhotographed, syndicated to 80+ sites and shown.
Late rentCollectedPortal payments and the same follow-up every month.
MaintenanceCoordinatedVetted trades and a 24-hour emergency line.
InspectionsManagedPrepared for, attended, and passed first time.
Tenant issuesHandledScreened properly, then supported properly.
FOR RENT !✓!✓!✓!✓!✓
The property

It looks fine from the street.

It is not. The phone rang twice during a job and nobody answered. Rent is four days late again. There is a slow leak under a sink that nobody has looked at. The inspection notice is in that mailbox.

The vacancy

And the back unit has been empty five weeks.

Five weeks of no rent, plus the utilities you now pay, plus the lawn, plus what an empty property quietly attracts. Vacancy is never just the lost rent.

Kettle & Oak

Then it stops being your problem.

We take the property on. No long-term contract, and if you are already with a manager we port everything across — files, deposits, tenants, keys — at no cost to you.

Leasing

The empty unit gets filled.

Photographed properly, listed across 80+ rental sites, shown, screened and leased. And listed where voucher holders actually look, which most Houston managers never bother with.

See how
Rent collection

The rent arrives without you asking.

Electronic payment through the tenant portal, with the same follow-up sequence every month. On a voucher tenancy the authority pays the larger share directly and on schedule.

See how
Maintenance

The leak gets found before it is expensive.

Vetted trades and a 24-hour emergency line. You set the approval threshold: below it we act and report, above it we call you first with a diagnosis and a quote.

See how
Section 8

The inspection passes first time.

We walk the unit against the HQS and NSPIRE criteria before the inspector is scheduled, fix what would be cited, and handle the housing authority paperwork. You hear the result, not the process.

See how
Every call

And the phone stops being yours.

The 4am call reaches us. So does the 6pm one, and the one during a job. Owner portal, monthly statements, year-end documents your CPA can use.

See how
The point

You stop thinking about it.

That is the entire product. Flat fee per unit, no percentage of your rent, no long-term contract. If we are not earning it, leave.

See how

Every property has a pulse.

Under management, somebody is watching all of it — and you can see the same thing they can, whenever you want, without asking anyone.

Owner portalIllustrative example
OccupancyLeasedTenant in place since March
RentCollectedReceived on the 1st, every month
Maintenance1 openWater heater, part on order
InspectionPassedHQS, first attempt, 12 Aug
RecertificationDue in 74 daysPaperwork already started
Owner payoutOn scheduleStatement in the portal

This is one example property, not a portfolio summary. Your portal shows your actual property, your actual statements and your actual maintenance history.

What needs fixing?

Most owners arrive with one specific problem rather than a general interest in property management. Start where you actually are.

My property is vacantPhotographed properly, listed across 80+ rental sites and on the voucher portals most Houston managers never bother with, shown, screened and leased. Vacancy is the most expensive thing a rental does.See what happens nextMy tenant isn’t payingThe same sequence runs every month — reminder, formal notice, then the Texas process if it goes that far. Consistency is what stops late rent becoming a habit.See what happens nextI need better maintenanceVetted trades, a 24-hour emergency line, and an approval threshold you set. Below it we act and report; above it we call you first with a diagnosis and a quote.See what happens nextI’m considering Section 8It is the part of this market we were built for. Inspections, the housing authority, the HAP contract and the annual recertification are handled as routine work rather than as a reason to say no.See what happens nextI’m switching managersWe port everything across at no cost — files, deposits, tenants, keys, leases. Your only real constraint is your current manager’s notice period.See what happens nextI want to buy more propertiesWe will tell you what a property rents for and what it costs to run before you buy it. That conversation is free, and it is in our interest for you to buy well.See what happens next

One property. Eight systems.

The flat fee covers all of it. Nothing on this ring is an add-on, an upsell, or a line item that appears later.

Select a system to see how it works

Your
property
LeasingScreeningRentMaintenanceInspectionsFinancialsEvictionsMarketing

Yes, we work with Section 8.

Housing Choice Voucher management should not be a problem you have to solve yourself. Here is the whole chain — every link of it is work we absorb.

We handle the administrative layer. You hear the result, not the process.

See how Section 8 management works

Where does your property sit?

Greater Houston is not one jurisdiction. It is three counties and four housing authorities, and which one governs a property is set by its exact address. Pick an area.

Select an area

Three counties, four authorities

Owners assume anything with a Houston mailing address is a City of Houston property. It is not. Cypress, Humble and much of Spring are unincorporated Harris County and run through HCHA rather than HHA — different office, different inspector, different paperwork. Sending a request to the wrong authority does not get redirected. It gets silence, and you start again.

See every area

Proven system. New Houston operation.

We are not going to pretend we are already large here. The track record below is Chicago’s, and it is what we are bringing to Texas.

Chicago

Running since 2016

0
properties managed
0
landlords
0
rent collection rate

Historical Chicago operation metrics. Not Houston figures.

Houston · Texas

Now open

0
counties covered
0
areas served
Day one
Section 8 capable

Bringing the Kettle & Oak operating system to Texas. The first owners here get a level of attention later ones will envy.

The areas above are the ones we publish pages for. Our coverage is not limited to them — if your property sits elsewhere in the Houston metro, ask and we will tell you straight away.

Already have a property manager?

Switching is the part owners dread and it is mostly our work, not yours. We move everything across at no cost.

Current manager
  • Scattered documents
  • Tenant records you cannot see
  • Maintenance history in someone’s inbox
  • Deposits you cannot trace
  • A statement once a month, if that
Kettle & Oak
  • Every document in the owner portal
  • Resident records, current
  • Full maintenance history with invoices
  • Deposits accounted for in writing
  • Monthly statements your CPA can use
Start with a free rental analysis

Flat pricing. Not a percentage of your rent.

Almost every manager in this market charges a percentage, which means the better your property performs the more you pay for the same work. We charge a flat fee per unit per month. When the rent goes up, our fee does not.

  • No long-term contract — leave any time
  • No leasing commission stacked on top
  • Free porting from your current manager
  • Volume pricing as the portfolio grows
See the pricing

Flat fee, per unit, per month

Under 4 units$129 / unit / mo
4–19 units$109 / unit / mo
20+ units$85 / unit / mo
50+ unitsCustom
ContractNone
PortingFree

The same ladder we charge in Chicago. No percentage of rent, no leasing commission stacked on top, and no long-term contract.

Questions owners actually ask

What does property management cost?

A flat fee per unit per month rather than a percentage of rent, so when the rent goes up our fee does not. $129 per unit under 4 units, $109 from 4 to 19, $85 at 20 or more, and custom above 50. Same as Chicago.

Do you require a long-term contract?

No. No lock-in. If we are not earning the fee you should be able to leave, and that discipline is good for us as well.

Do you really handle Section 8?

It is the reason this business exists in Houston. Most firms here quietly decline voucher properties because of the inspections and the authority paperwork. That workload is exactly what we are set up to absorb.

I already have a manager. Is switching a hassle?

We port the properties across at no cost — files, deposits, tenants, keys. Check your current agreement for its notice period; that is usually the only real constraint.

How many properties do you manage in Houston?

Houston is a new market for us and we would rather tell you that plainly than imply otherwise. Kettle & Oak has managed property in Chicago since 2016 with over 1,000 properties and a 98%+ collection rate — that is the operation's track record, and the Houston entity is the same brand, the same systems and the same people standing behind it, opening here.

What areas do you cover?

Harris, Fort Bend and Montgomery Counties — Houston, Katy, Sugar Land, Missouri City, Richmond, Rosenberg, Cypress, Spring, Humble, Pasadena, Conroe and The Woodlands.

Find out what your property should be renting for.

Free rental analysis, no obligation, no contract at the end of it. If the numbers do not work for you, that is a perfectly good outcome.

Get my free rental analysis
Contact Book Free rental analysis