Southern Maine Rental Management
Property Management in Biddeford and Southern Maine
Full-service management for rental owners from Sanford to Portland. We find and screen residents, collect rent, handle repairs and city paperwork, and report every dollar online, run by licensed real estate agents who own rental property themselves.
- Licensed Maine real estate agents and rental property owners
- Managing rentals across Southern Maine since 2021
- 24-hour maintenance response, 1-hour emergency response
- Online owner portal with statements, work orders, and ledgers
Looking for a place to rent? View available rentals or visit our tenant page.
Southern Maine Property Management
Who Provides Property Management in Southern Maine?
Who manages rental property in Biddeford and Southern Maine?Guardian Properties is a full-service property management company based in Biddeford, Maine, serving rental owners in Saco, Old Orchard Beach, Scarborough, Portland, South Portland, Westbrook, and Sanford. We handle tenant placement, rent collection, maintenance, evictions coordination, and accounting through Buildium, with maintenance requests answered within 24 hours and emergencies within 1 hour.
Most of the owners we work with hold small multifamily buildings, single-family rentals, or a mix of both, often older properties with the heating systems, porches, and paperwork that come with them. Some live down the street. Others live out of state. All of them want the same thing: a rental that stays leased, stays maintained, and shows up clearly on a monthly statement without eating their nights and weekends.
Guardian Properties at a Glance
- Office
- 112 Main Street, Suite 202, Biddeford, ME
- Service area
- Eight Southern Maine communities, from Sanford to Portland
- Founded
- 2021
- Response times
- 24 hours for maintenance, 1 hour for emergencies
- Owner portal
- Buildium: statements, financials, work orders, tenant ledgers
- Pricing
- A percentage of rent collected, plus placement and renewal fees
Our Services
What Property Management Services Do We Offer?
Choose full service, or pick the pieces you need. Every service runs through the same team and the same owner portal.
Full-Service Property Management
Leasing, rent collection, maintenance, inspections, accounting, and resident relations under one monthly agreement.
Full-service managementTenant Placement
Rent pricing, marketing, showings, screening, and lease signing for owners who handle the day to day themselves.
Tenant placementMaintenance and Repairs
24-hour response on requests, 1-hour response on emergencies, vetted local trades, permits, and winter readiness.
Maintenance and repairsTenant Turnover
Move-out inspections, security deposit accounting, cleaning, painting, and make-ready work between residents.
Tenant turnoverLease Enforcement and Evictions
Late rent follow-up, lease violation notices, and eviction paperwork coordinated with an attorney when it comes to that.
Lease enforcementAccounting and Reporting
Monthly statements, financial statements, tenant ledgers, and year-end owner reports in your Buildium portal.
Accounting and reportingCommercial Leasing
Leasing support for owners of office and retail space in Biddeford and the surrounding area.
Commercial leasingShort-Term Rental Management
Management for seasonal and short-term rentals where local rules allow them, including licensing and turnovers.
Short-term rentalsTurnaround and Investor Consulting
Renovation management, repositioning underperforming rentals, and advice on buying and improving investment property.
Turnaround and consultingWhy Guardian Properties
Why Do Owners Choose an Investor-Led Property Manager?
Our owners are licensed Maine real estate agents who also own rental property in Greater Portland and beyond. That shapes how we manage yours. We look at a repair, a vacancy, or a rent renewal the way an investor does: what it costs, what it earns, and what it does to the value of the building over time.
That background also means we can help when a property needs more than routine management, whether that is a renovation, a full turnaround of an underperforming building, or a second opinion before you buy. You can read more about our team.
What That Means for Your Rental
- Repairs judged like an owner would. Quick fixes when they make sense, lasting fixes when they protect the property.
- Rent priced from the market. We track what Southern Maine rentals lease for and price new leases and renewals accordingly.
- Direct access. You talk to the people who run the company, not a call center.
- Clear numbers. Every dollar in and out shows up in your owner portal.
Who We Work With
Which Rental Owners Do We Work With?
Small Multifamily Owners
Two to four unit buildings are the core of what we manage, especially the older multifamily housing near downtown Biddeford and Saco.
Out-of-State Owners
If you own in Southern Maine but live elsewhere, we are your team on the ground for showings, repairs, and emergencies.
Growing Investors
Owners adding a second or third building who want systems in place before the portfolio outgrows their spare time.
Single-Family Landlords
Owners renting out a house, including accidental landlords who moved and kept their home as a rental.
Commercial and Seasonal Owners
Office and retail landlords who need leasing help, and coastal owners running seasonal rentals where they are allowed.
Owners Renting to Voucher Holders
We work with Section 8 and other housing voucher tenants and handle the inspections and paperwork those programs require.
Getting Started
How Do You Switch Your Rental to Guardian Properties?
Here is what happens when you move your rental to us, step by step.
Owner Consultation
We talk through your property, your current residents, your goals, and how our fees work.
Property Walkthrough
We walk the building, note its condition, and flag any repairs or safety items worth addressing early.
Management Agreement
You sign a written agreement that spells out services, fees, and how repairs are approved.
Portal, Leases, and Local Paperwork
We set up your Buildium owner portal, transfer current leases and security deposits, and update any city registrations with our contact information.
First Rent Collection
Residents start paying through Buildium, and your first monthly statement shows exactly what came in and went out.
Service Area
Which Southern Maine Towns Do We Serve?
We manage rentals across York and Cumberland counties, with each town page covering local rules, neighborhoods, and rental conditions. See every community on our areas we serve page.
Biddeford
Our home base and primary market, with older multifamily buildings near downtown and the riverfront.
Biddeford property managementSaco
Small multifamily rentals around Main Street, plus coastal seasonal rules near Camp Ellis.
Saco property managementOld Orchard Beach
Year-round and seasonal rentals in one of Maine's best-known beach towns.
Old Orchard Beach property managementScarborough
Single-family homes and smaller rental properties between Saco and South Portland.
Scarborough property managementPortland
Maine's largest city, with its own rental rules and steady demand for well-kept units.
Portland property managementSouth Portland
Neighborhood rentals across the bridge from Portland, from duplexes to single-family homes.
South Portland property managementWestbrook
A growing city west of Portland with multifamily housing near its revitalized downtown.
Westbrook property managementSanford
York County's inland city, with mill-era housing and multifamily rentals at lower entry prices.
Sanford property managementAll Areas We Serve
Not sure if we cover your property? See the full service area or give us a call.
View all areasWant Your Rental Off Your Plate?
Tell us about your property and we will walk you through how we would manage it.
Maine Landlord Basics
What Should Maine Landlords Know Before Renting Out a Property?
Owning a rental in Maine comes with state law, federal rules, and city requirements that change from town to town. Missing one usually costs money. A few of the rules we track for every owner:
- Security deposits. Maine law requires the deposit to be returned within the time in a written lease, up to 30 days, or within 21 days for a tenancy at will.
- Lead paint. Buildings built before 1978 need a federal lead disclosure with every lease.
- Local registration. Some cities run their own rental programs. Saco, for example, requires buildings with three or more units to register every year.
Our Guide to Owning Rental Property in Maine covers buying, leasing, maintenance, taxes, and local rules in depth.
How Much Does Property Management Cost?
Our pricing has three parts, and we review all of them with you before you sign anything.
- Monthly management fee based on a percentage of rent collected.
- Placement fee when we find and sign a new resident.
- Renewal fee when a resident signs a new lease term.
Your quote depends on the property, its condition, and the services you need. See our frequently asked questions for more.
For Renters
Looking for a Rental in Southern Maine?
See our current openings, apply online, or log in to pay rent and submit maintenance requests.
Owner Questions
What Do Rental Owners Ask Us Most?
What areas does Guardian Properties serve?
We manage rentals in Biddeford, Saco, Old Orchard Beach, Scarborough, Portland, South Portland, Westbrook, and Sanford. Our office is at 112 Main Street in Biddeford. If your property is nearby but not on that list, call us and we will let you know if we can help.
What does full-service property management include?
Full service covers tenant placement, rent collection, lease renewals, maintenance and repairs, inspections, security deposit handling, lease enforcement, and monthly accounting. You can see statements, work orders, and tenant ledgers in your Buildium owner portal at any time.
How do you charge for property management?
We charge a monthly management fee based on a percentage of the rent collected, plus a placement fee when we lease a vacant unit and a renewal fee when a resident renews. We review the full pricing with you during your consultation, before anything is signed.
How quickly do you respond to maintenance requests?
We respond to maintenance requests within 24 hours and emergency requests within 1 hour. We are generally available from 7 AM to 8 PM, and non-emergency messages after that are usually answered the next day.
Can I hire you just to find a tenant?
Yes. Our tenant placement service covers rent pricing, marketing, showings, screening, and lease signing. After move-in, you manage the property yourself, or you can switch to full service later.
Do you accept Section 8 or housing voucher tenants?
Yes. We work with Section 8 and other housing voucher programs, and we handle the inspections and paperwork those programs require for owners who want to rent to voucher holders.
Do you manage HOAs or condo associations?
No. We focus on rental property: residential rentals, small multifamily buildings, commercial leasing, and short-term rentals. We do not provide HOA or condo association management.
Ready to Hand Off Your Rental?
Tell us about your property, and we will walk you through how we would manage it, what it would cost, and how fast we can take over.