Institutional Property Management
TriArc manages every asset in our portfolio with our own staff — led by operators who have been running multifamily communities since the late 1980s and have owned or operated more than 40,000 units across their careers. Occupancy, rent growth, and resident retention are performance metrics, not afterthoughts.
Management That Moves the Needle
Property management is where most operators lose the value they create at acquisition and renovation. Under-performing management teams destroy NOI through vacancies, expensive turnover, and deferred maintenance — and investors rarely see it happening until it shows up in a quarterly report.
TriArc's property management division, TriArc Living, is led by co-founders Carrie Breneman and Deborah Newsome — two of the most experienced multifamily operators in the Houston market. Their careers span every product type: new construction lease-up, Class A high-rise, workforce housing, distressed repositioning, and disposition. They built their first management company together before TriArc existed. They joined as equity partners, not hired managers.
That alignment is structural — and it's what makes our management arm perform differently than a third-party contract.
How We Operate
Every property has TriArc-employed on-site staff: a property manager, maintenance supervisor, and leasing team. No third-party management company, no misaligned incentives between the operator and the owner — because they're the same entity.
Weekly KPI reviews across occupancy, collected rent, delinquency, work orders, and leasing pipeline. Problems surface in days, not quarters. Investors receive transparent reporting on the same metrics we track internally.
Preventive maintenance programs, rapid work order completion, and in-house make-ready crews for faster unit turns. When a maintenance issue escalates to a capital project, TriArc Construction is the same organization — no handoff delays, no contractor coordination risk.
AppFolio for property management, resident communication, and financial reporting. Revenue management tools, maintenance tracking, and leasing pipeline software across every function.
Retention programs and responsive communication reduce costly vacancy and turnover. Residents who stay are the single most efficient driver of NOI — we manage accordingly.
Monthly owner reporting covers income, expenses, variance to budget, and key operational metrics — with full transparency into how the asset is performing and why.
Management Driving Returns
See how our vertically integrated model — including property management — delivers above-market results for investment partners.
View Our Track Record