Service Area
Property Management Areas We Serve in Southern Maine
Guardian Properties manages rentals in eight communities across York and Cumberland counties, from Sanford to Portland. Every town has its own rental rules, and we know them, from Portland's rent control to Sanford's rental licensing.
- Eight communities from one Biddeford office
- Local rental rules tracked town by town
- 24-hour maintenance response, 1-hour emergency response
- Licensed Maine real estate agents and rental property owners
Where We Work
Which Southern Maine Communities Does Guardian Properties Serve?
What areas does Guardian Properties serve?Guardian Properties provides property management in eight Southern Maine communities: Biddeford, Saco, Old Orchard Beach, and Sanford in York County, and Scarborough, Portland, South Portland, and Westbrook in Cumberland County. We manage from our office at 112 Main Street in Biddeford, with a 24-hour maintenance response and a 1-hour emergency response.
These eight communities sit within a short drive of each other, but they rent very differently. Some are mill cities full of two to four unit buildings. Some are beach towns where summer guests drive the market. Others are fast-growing suburbs of single-family homes and condos. Each town page below covers its neighborhoods, rental market, and the local rules landlords need to follow.
Our Service Area at a Glance
- Communities
- Eight cities and towns
- Counties
- York and Cumberland
- Office
- 112 Main Street, Suite 202, Biddeford, ME
- Property types
- Small multifamily, single-family, condos, commercial, and short-term rentals
- Response times
- 24 hours for maintenance, 1 hour for emergencies
- Owner portal
- Buildium, available 24/7
York County
Which York County Towns Do We Serve?
Our home county, with mill cities, a coastal city, and one of Maine's best-known beach towns.
Biddeford
Our office and primary market. Downtown blocks, converted mill buildings, and coastal neighborhoods like Biddeford Pool. Buildings with three or more units register with the city every year and get a life safety inspection every five years.
Biddeford property management Across the RiverSaco
Small multifamily buildings around Main Street and seasonal rentals near Camp Ellis and Ferry Beach. Multifamily buildings register by October 1, and seasonal rentals need a city license in a limited coastal area.
Saco property management Beach TownOld Orchard Beach
Year-round and seasonal rentals around the pier, Ocean Park, and the beachfront. Rental units need a town license, with renewals due by April 30 and seasonal rentals limited to March 1 through December 1.
Old Orchard Beach property management Inland Mill CitySanford
Mill-era multifamily housing in downtown Sanford and Springvale. Nearly every rental, including single-family homes, needs a city license with regular inspections and a Good Neighbor Credit for owners in good standing.
Sanford property managementCumberland County
Which Cumberland County Communities Do We Serve?
Greater Portland, from Maine's largest city to its fastest-growing town.
Portland
Peninsula multifamily, off-peninsula two to four unit buildings, and condos. Rent control limits annual increases on covered units, long-term rentals must be registered, and non-owner-occupied short-term rentals are capped.
Portland property management Across the HarborSouth Portland
Duplexes and small multifamily buildings from Knightville to the Maine Mall area. Any rent increase needs 90 days of written notice, and unhosted short-term rentals are not allowed in residential zones.
South Portland property management Fast GrowingScarborough
Single-family homes, condos, and coastal properties near Pine Point and Higgins Beach. A new ordinance requires short-term rentals to register by December 31, 2026.
Scarborough property management Changing FastWestbrook
Mill-era multifamily buildings along the Presumpscot River, with new apartments going up around downtown and Rock Row. Accessory dwelling units require the owner to live on the property.
Westbrook property managementLocal Rules
How Do Landlord Rules Differ Across Southern Maine?
Maine law sets the baseline for every town. Several cities add their own requirements on top.
Rent Limits and Notice
Portland caps annual increases on covered units at 70% of regional inflation, which works out to 2.2% for 2026. South Portland requires 90 days of notice for any increase and caps increases only for landlords with 16 or more units. Elsewhere, Maine's 45-day notice applies, or 75 days for increases of 10% or more.
Registration and Licensing
Biddeford, Saco, and South Portland require registration for buildings with three or more units. Portland registers long-term rentals. Sanford and Old Orchard Beach go further, requiring a license for rental property, with inspections tied to the license.
Short-Term Rentals
Portland caps non-owner-occupied short-term rentals, and South Portland bans unhosted ones in residential zones. Scarborough and Sanford limit them by zone and owner occupancy, Saco allows seasonal rentals only near the coast, and Old Orchard Beach licenses them through the town.
Rules change, and each town page links to its sources. We confirm current requirements for every property we take on.
Statewide Rules
What Rules Apply to Every Maine Rental?
No matter which town your property is in, a few rules apply everywhere. Under Maine law, a security deposit must be returned within the time in a written lease, up to 30 days, or within 21 days for a tenancy at will. Rent increases need at least 45 days of written notice, or 75 days for increases of 10% or more. And buildings constructed before 1978 need the federal lead disclosure with every lease.
Our Guide to Owning Rental Property in Maine covers these rules and more in depth, and our frequently asked questions answer the questions owners ask us most.
Own Rentals in More Than One Town?
We manage them all with one team, one owner portal, and one monthly statement.
Our Services
What Services Do We Offer Across Our Service Area?
Every service is available in every community we serve.
Full-Service Property Management
Leasing, rent collection, repairs, local compliance, and accounting.
Full-service managementTenant Placement
Pricing, marketing, screening, and lease signing.
Tenant placementMaintenance and Repairs
24-hour response, 1-hour emergency response, and vetted local trades.
Maintenance and repairsShort-Term Rental Management
Licensing help, guest management, and turnovers where rules allow.
Short-term rentalsCommercial Leasing
Leasing support for office and retail space.
Commercial leasingTurnaround and Investor Consulting
Renovation management and repositioning for underperforming rentals.
Turnaround and consultingNearby Properties
What If Your Property Is Outside These Eight Towns?
Our core service area is the eight communities on this page, where we can respond quickly to maintenance calls and emergencies. If your property is in a neighboring town, give us a call. We will tell you honestly whether we can serve it well, and if not, we are happy to point you in a good direction.
Where Is Our Office?
We manage our entire service area from downtown Biddeford, near the middle of it.
Service Area Questions
What Do Owners Ask About Our Service Area?
Which towns does Guardian Properties serve?
We serve Biddeford, Saco, Old Orchard Beach, and Sanford in York County, and Scarborough, Portland, South Portland, and Westbrook in Cumberland County. Our office is at 112 Main Street, Suite 202, in Biddeford.
Which Southern Maine cities have rent control?
Among the communities we serve, Portland has a rent control ordinance that limits annual increases on covered units. South Portland caps increases at 10% a year, but only for landlords with 16 or more units, and requires 90 days of notice for any increase.
Which towns require rental registration or a rental license?
Biddeford, Saco, and South Portland require registration for buildings with three or more units, and Portland registers long-term rentals. Sanford and Old Orchard Beach require a license for rental property, with inspections tied to the license.
Can you manage properties in several towns under one account?
Yes. Many owners hold rentals in more than one community. All of your properties appear in one Buildium owner portal, managed by the same team.
Do you manage short-term rentals in every town?
We manage short-term rentals where local rules allow them. Each community regulates them differently, from Portland's cap to Scarborough's new registration, so we review the rules for your specific property first.
Do you serve towns not listed here?
Our core service area is these eight communities. If your property is nearby, call 207-615-0384 and we will let you know whether we can serve it well.
Ready to Talk About Your Rental?
Wherever your property is in Southern Maine, tell us about it and we will explain how we would manage it and what it would cost.