Austin Property Management Blog

Stone Oak Resident Update | May 2022

Grant Williams - Thursday, April 28, 2022

Residential Benefits Program and Renters Insurance

Last month we briefly talked about the importance of Renter’s Insurance in the context of the Tornadoes that impacted quite a few people in the Central Texas area.  The second round of storms spun up in the weeks since then that dropped more tornadoes northeast of Austin.   This is just one example of things that might trigger a need for renter’s insurance to cover your cost of temporarily staying somewhere else while repairs are made.

When we recently introduced the Resident Benefits Program (RBP) we were also working on Renter’s Insurance options with the goal of setting up a simple and cost-effective insurance option for tenants.  We’ve finally got that set up and by May 15th we will be rolling it out to be included with all new leases and lease renewals.  By default, all new enrollments will include Renter’s Insurance in the cost with options to change some coverage, or provide proof of your own policy.  If you’re already enrolled in the RBP the insurance piece will not be included until after your renewal, but if you’d like to explore getting renter’s insurance sooner than that let us know.  We’re happy to provide more info on the coverage included with the default policy, and how to explore increasing coverage if you want to go ahead with the insurance portion of the RBP before your next renewal.

Please Check Your A/C Filter Size

Included in your Resident Benefits Package is the delivery of A/C filters to your home. If you have moved into your home with Stone Oak within the last 4 months and have not received your A/C filter delivery from Second Nature, we are likely missing this filter size information from you. Please contact your property manager!  We will need all three dimensions on the filter size that can be found on the existing filter.

Touching Up the Property on Your Move-Out

At the end of your tenancy, we please ask that you do not try and paint and patch up the home. If the work is not done correctly you could be charged for repairing any unsightly areas that aren’t normal to the home. If there is damage to your home please contact your property manager or submit a maintenance request.

Real Estate Market and Its Effect on Renting

Undoubtedly you’ve heard of Austin’s crazy real estate market that kicked off in 2020. The values of homes have risen fast and with that so have their property taxes. These quick increases in value can come as sticker shock to most people, renters included. As the property taxes for homes rise for landlords, they typically try to offset these costs via market rent.

Please be aware that on your next renewal you may see a noticeable increase in the rental amount for your rental property.

Thank you for being a resident of a Stone Oak rental property! Please don't hesitate to contact our staff if we can help with anything.

Send the Staff a Message

Login to Your Tenant Portal 


Routine Maintenance Reminders

- Maintenance Requests: We still receive a lot of maintenance requests that state something vague like "washer" or "AC" without any other info about the actual issue.  We cannot act on requests like this and will require that you provide more info, so any request like this will only delay a resolution to the issue.  Make sure you provide as much info as possible in your request including pics if possible.  

- Maintenance Portal: Please make a list of any items you want to submit, and then list all issues together as one request including as much info as possible and attach photos if applicable.  We will then evaluate whether they should be split up or not.  

- Smoke and CO Alarms: As a reminder don't ever unplug and remove smoke detectors because they are beeping. Change the batteries and if that doesn't work please notify us. We find a lot of tenants unplug them and bury them in a closet or drawer instead of replacing batteries.

- A/C Filters: Make sure to check and change every month or as required by the type of filter. If any HVAC systems in your home have a reusable filter you are still required to clean them periodically, so please make sure they are kept clean.

- Toilets: "Flushable" Wipes CANNOT be flushed.  Do not put anything down the drains except water, human waste, and regular toilet paper. Food, toys, feminine products, wipes, towels, wrappers, condoms, and other objects do not break apart and go down the drain. Clogs of the plumbing system may be charged back to you, so it is best to avoid this by not putting anything down any of the drains aside from water and human waste.  

- Disposal Systems: This includes using the sink disposal as a garbage chute.  These appliances are not meant to dispose of large quantities of food and should only be used as a last resort after all food items are scraped off dishes into a compost bin or trash can.

- Drainage: Shower, bath, and sink drains can get clogged up over time with hair and other organic matter. Do not use Draino-type products as they are extremely acidic and will do more harm than good by damaging the pipes while usually failing to fix the drainage issue.  The best way to address this is to use a disposable drain snake that can be obtained from any hardware store for a couple of dollars. Please note that if we send out a vendor for this and it turns out to be this very issue you may be charged back for the cost. Here is a video on how to use those - https://www.youtube.com/watch?v=aOb4MJ6widg

Emergency Maintenance: this extension should not be called unless you have an issue involving Flood, Blood, or Fire.  Do not call the emergency line to follow up on existing work orders or submit a new request that is not an emergency.  In case of an emergency call 911 if needed and then contact us after everyone is safe.  Remember that we do not monitor emails after hours, so if you submit something considered an emergency online and do not call we may not know until the next business day.

Other Maintenance Notes:

If you'd like to inquire about, or update an existing request, submit the form at stoneoakmgmt.com/maintenance or call 512-617-6766 ext-5.

Maintenance time frames continue to be extended due to the pandemic.  Please allow at least 5 business days before requesting an update from our team unless it is an emergency.

For basic DIY tips and tricks to solve some issues quickly, visit our DIY rental property maintenance page.

Your Tenant Portal & Electronic Statements

The system will generate a statement even if you're moving out, so there is no need to contact us if you receive this and are moving. All charges, including any prorated rent, will be adjusted as needed when the deposit is processed.

If you are not using the portal app that keeps you logged in please take a look at the linked flyer for more info. This can eliminate forgotten passwords, and help with easy updates/access to maintenance requests and all other account details.

AppFolio Tenant Portal Information

Stone Oak Client Update | April 2022

Grant Williams - Monday, April 18, 2022

Property Tax Time - What to Do?

The Travis County Appraisal District has released appraisals to homeowners across Austin, and expectedly, home values are way up.

The data this year shows the median home price in Austin now sits at $632,208. Up from $413,403 in 2021 and $354,622 in 2020. That represents an increase of 52.9% in just the last year. Congratulations if your property has appreciated alongside this crazy market!

One thing that comes with this rise in value though, is the rise in property taxes. We expect a lot of homeowners this year to be surprised at the size of their tax bill for their property. As a property owner, you have actions you can take that can greatly help you reduce this amount owed for your property taxes every year!

We encourage clients of Stone Oak Property Management to protest their property taxes, and have negotiated a deal for our clients with our partner, Home Tax Shield, when you set up the protest through us. The cost of the service is contingent on savings they are able to obtain for you so if they don’t save you any money you don’t pay! We are able to assist our clients with working with Home Tax Shield, we just need the owner’s approval to do so.

If you’re a client of Stone Oak you have until May 12th, 2022 to notify us you’d like to work with us to protest these taxes. If you are interested in exploring this option please don’t hesitate to contact your property manager. Time is of the essence with the filing deadline on May 16th, so the quicker you contact your property manager the sooner we can get your protest staged for filing without concern of missing the deadline.

If you’re already participating you should have received a welcome email from Home Tax Shield by now.  If you did not receive a message please check your spam folder, and if you don’t see the message let us know so we can verify your account is set up and have the message sent again.

Here are some recent articles concerning the 2022 appraisals-

More information regarding the Austin housing market and the assessed property values on KXAN’s website.

Information about the steep rise in neighboring Williamson County (Northwest Austin) appraisal increases

Non-Real Property Items Survey - Your Feedback is Appreciated

We’ve had various situations pop up recently regarding non-real property items (microwave, fridge, etc) that may be at your property and whether or not our clients would like to be responsible for replacing/repairing these items. The survey is 3 questions in total and will give our team good insight into where our clients stand on this topic. Please take a second to share your opinions on these items and your roll in maintaining them.

Visit & Complete Non-Real Property Items Survey

Yard Work & Your Vacant Rental Property

Spring is upon us and with it comes spring showers! This in turn makes the local vegetation grow faster resulting in your property’s lawn growing faster. Please keep in mind, during vacancies the landlord is responsible for lawn care. Some properties with HOA require weed removal, so a suggested one time weed treatment might be needed to get your lawns looking their best. Your Property Manager will provide more information about this and opting into a weed treatment. Please don’t hesitate to contact your property manager with any questions!

HOA Notices

Please remember to send in any HOA notices you receive in a timely manner to allow time for the tenants to remedy. If we fail to provide tenants with a notice to cure, then we find it more challenging and difficult in passing through any fines or fees incurred as a result. To expedite HOA communication, please add Stone Oak as a contact with your HOA if you have not already done so!

Selling Your Property in This Wild Market

Stone Oak wants to remind our clients that we are a licensed real estate brokerage in the state of Texas and process transactions alongside property management. If you are thinking of selling your property or a portion of your portfolio we are happy to assist you. Contact your property manager to inquire about selling your property!


Thank you for being a client of Stone Oak Property Management and trusting us with your real assets. Please don't hesitate to contact our team if you need anything!

3304 Lauren Nicole Lane Available for Lease in Round Rock, Texas

Grant Williams - Thursday, April 14, 2022

3304 Lauren Nicole Lane, Round Rock, TX 78665

1,600 SF | 3 Bed | 2 Bath

Learn more about this available rental home today!

Own an investment / rental property in Round Rock? Learn more about Stone Oak's property management services for Round Rock, Texas

3124 Bravo Drive Available for Lease in Leander, Texas

Grant Williams - Tuesday, April 5, 2022

3124 Bravo Drive, Leander, TX 78641

2,780 SF | 5 Bed | 3.5 Bath

View this property and other rental homes available now in Austin, Texas!

Own a property like this one? Learn more about Stone Oak's Leander property management services!

Stone Oak Resident Update | April 2022

Grant Williams - Friday, March 25, 2022

The Importance of Renters Insurance

With the recent storms in the Austin/Round Rock area, the importance of maintaining renters insurance is front and center. In the event a home is deemed to be unlivable, your renter's insurance, with the right coverage, will cover you while you are displaced and will also cover your personal property should it sustain any damage.  Talk to your insurance agent or company to make sure you have the right coverage for your needs

Renters insurance is a requirement to live in a property managed by Stone Oak Property Management.

Phone Calls & Communication With Our Company

We strive to provide excellent customer service! We return all calls within 24 business hours, if you call into the office, please leave a voicemail and someone will get back to you within 24 business hours.  Please note, that unless you leave a message we will not know that you called.

Our team strives to provide the best service possible and sometimes we can get busy! Please know that our team will always field your inquiry at our earliest convenience.

Lockboxes On Your Property

In anticipation of the busy summer season approaching, we are taking an inventory of lockboxes. 

There is a possibility that you may still have a lockbox attached to your property if it was just leased, going onto the market, etc. If you do notice that a lockbox is on your property at this time please contact your property manager to let them know! We appreciate your help with this.

Upcoming Renewal Notifications

Summer is always busy for everyone - including your property manager. Please make sure to let us know as soon as possible if you are considering renewing your lease. 

If your intention is to vacate your property at the end of your lease let your property manager know and they will provide you with a link to give official notice!

Maintenance Reminders

Please take a moment to review our routine maintenance reminders. We ask that our tenants be diligent when it comes to their property's maintenance. If you have any questions please don't hesitate to contact your property manager!

Thank you for being a resident of a Stone Oak rental property! Please don't hesitate to contact our staff if we can help with anything.

Send the Staff a Message

Login to Your Tenant Portal 


Routine Maintenance Reminders

- Maintenance Requests: We still receive a lot of maintenance requests that state something vague like "washer" or "AC" without any other info about the actual issue.  We cannot act on requests like this and will require that you provide more info, so any request like this will only delay a resolution to the issue.  Make sure you provide as much info as possible in your request including pics if possible.  

- Maintenance Portal: Please make a list of any items you want to submit, and then list all issues together as one request including as much info as possible and attach photos if applicable.  We will then evaluate whether they should be split up or not.  

- Smoke and CO Alarms: As a reminder don't ever unplug and remove smoke detectors because they are beeping. Change the batteries and if that doesn't work please notify us. We find a lot of tenants unplug them and bury them in a closet or drawer instead of replacing batteries.

- A/C Filters: Make sure to check and change every month or as required by the type of filter. If any HVAC systems in your home have a reusable filter you are still required to clean them periodically, so please make sure they are kept clean.

- Toilets: "Flushable" Wipes CANNOT be flushed.  Do not put anything down the drains except water, human waste, and regular toilet paper. Food, toys, feminine products, wipes, towels, wrappers, condoms, and other objects do not break apart and go down the drain. Clogs of the plumbing system may be charged back to you, so it is best to avoid this by not putting anything down any of the drains aside from water and human waste.  

- Disposal Systems: This includes using the sink disposal as a garbage chute.  These appliances are not meant to dispose of large quantities of food and should only be used as a last resort after all food items are scraped off dishes into a compost bin or trash can.

- Drainage: Shower, bath, and sink drains can get clogged up over time with hair and other organic matter. Do not use Draino-type products as they are extremely acidic and will do more harm than good by damaging the pipes while usually failing to fix the drainage issue.  The best way to address this is to use a disposable drain snake that can be obtained from any hardware store for a couple of dollars. Please note that if we send out a vendor for this and it turns out to be this very issue you may be charged back for the cost. Here is a video on how to use those - https://www.youtube.com/watch?v=aOb4MJ6widg

Emergency Maintenance: this extension should not be called unless you have an issue involving Flood, Blood, or Fire.  Do not call the emergency line to follow up on existing work orders or submit a new request that is not an emergency.  In case of an emergency call 911 if needed and then contact us after everyone is safe.  Remember that we do not monitor emails after hours, so if you submit something considered an emergency online and do not call we may not know until the next business day.

Other Maintenance Notes:

If you'd like to inquire about, or update an existing request, submit the form at stoneoakmgmt.com/maintenance or call 512-617-6766 ext-5.

Maintenance time frames continue to be extended due to the pandemic.  Please allow at least 5 business days before requesting an update from our team unless it is an emergency.

For basic DIY tips and tricks to solve some issues quickly, visit our DIY rental property maintenance page.

Your Tenant Portal & Electronic Statements

The system will generate a statement even if you're moving out, so there is no need to contact us if you receive this and are moving. All charges, including any prorated rent, will be adjusted as needed when the deposit is processed.

If you are not using the portal app that keeps you logged in please take a look at the linked flyer for more info. This can eliminate forgotten passwords, and help with easy updates/access to maintenance requests and all other account details.

AppFolio Tenant Portal Information

7429 Dallas Drive Available for Lease in Austin, Texas

Grant Williams - Monday, March 21, 2022

7429 Dallas Drive, Austin, TX 78729

2,323 SF | 4 Bed | 2.5 Bath

View this and more available Austin rental homes!

Stone Oak Client Update | March 2022

Grant Williams - Wednesday, March 16, 2022

Pre-leasing Your Austin Rental Home

Pre-leasing your rental property is a process that allows your asset to stay in front of the market and decrease periods of no income. There are pros and cons to doing so, both faced by the owners - and tenants.

We recently took the time to go over the pros and cons of pre-leasing your rental home in Austin. Please check out this write-up and let your property manager know if you have any questions regarding the pre-leasing of your rental property.

Tax Protest Account Transfers Underway

For those who opted in to the program, our process to transfer all protest accounts has begun. Please keep an eye out for an invitation from their platform in your email inboxes before the end of March. We will be keeping tabs on any clients who haven’t responded to the invite to protest their property taxes and will reach out to make sure it was received and completed prior to the deadline.

For property owners taking part in the program, it’s important that you complete the required setup via the protest invite you received before the protest filing deadline approaches.  If the setup is not completed your property will not be protested.

Handling Maintenance on Your Property

Some of our clients choose to be more involved with the work being done on their property by requesting use of specific vendors. This is not an issue - but using uninsured vendors to perform work on your property is! When Stone Oak hires any 3rd party to perform work on your rental home we vet them to make sure they carry all necessary licenses and insurance coverages needed to cover you in the event something happens.

It is our policy to still vet our owner-suggested vendors before work is done on a property. Please contact your property manager if you have any questions.

Ensuring Your Property’s Rental Value is Adjusted for Our Current Market

It feels like every week there is a new article discussing the rapidly evolving cost of things across our country and right here in Austin, Texas. This has affected landlords and tenants alike, but it’s important to make sure you are earning what your property is worth in today’s rental climate.

If you have an upcoming renewal please be sure to have your property manager run a CMA for your property to make sure your rental rate is fair and in line with the market.

Selling Your Property with Stone Oak

Stone Oak would like to remind you that your property manager is a licensed real estate agent with the State of Texas. We always encourage our Owners to work with an agent if they refer you to Stone Oak. However, if you are thinking of selling your home and don't have an agent to work with please don't hesitate to contact your property manager today!

Survey of Non-Real Property Items

Be on the lookout for a survey from our company regarding the non-real property that may be in your home. We are looking for your thoughts and insights on the maintenance of these items and how those processes are handled. Your property manager will contact you with more information.

Thank you for being a client of Stone Oak Property Management and trusting us with your real assets. Please don't hesitate to contact our team if you need anything!

6621 Paseo San Lucas Available for Lease in Austin, Texas

Grant Williams - Tuesday, March 15, 2022

6621 Paseo San Lucas Lane, Austin, TX 78744

1,512 SF | 3 Bed | 2 Bath

View this and more Austin, Texas homes for rent!

2605 Buckeye Trail Available for Lease in Cedar Park, Texas

Grant Williams - Tuesday, March 8, 2022

2605 Buckeye Trail, Cedar Park, TX 78613

2,477 SF | 4 Bed | 2 Bath

Learn more about this home and more Austin rental homes available to lease!

Own a rental home in Cedar Park? Learn more about our Cedar Park property management services and how Stone Oak helps owners reach their goals with their real estate portfolio. 

Stone Oak Resident Update | March 2022

Grant Williams - Friday, February 25, 2022

Resident Benefits Program

Our new Residents Benefits Package is in full effect! We want to thank you for the positive feedback! We are excited to offer these wonderful services!

Notifications of Weather and other Emergencies

As you all know by now we recently went through an emergency water boil notice for the City of Austin and some surrounding communities.  This was issued on a weekend when we were not in the office and could not send a notification to anyone.  We wanted to provide a link to everyone which allows you to sign up for the Austin emergency notification system - warncentraltexas.org - that will alert you to situations like this.

Looking Beyond Earth

We want to try to at least occasionally include something in our blog posts that aren’t related to being a tenant.  We’d like to share this link below that you can check out to share an experience with your family or friends.  The International Space Station frequently flies over Austin, and there are also opportunities to see many other things including strings of satellites launched by our recent Central Texas community addition, Elon Musk, through his space-based Starlink internet service.  Here is the link for those who are interested - james.darpinian.com/satellites

Lease Reminder

Summer is coming soon, and that makes things very busy for us.  If you’re not familiar with your lease end date please check your lease and reach out to us sooner than later to discuss renewals or provide notice that you’re going to vacate at the end of your lease.  We will be extremely busy during the spring and summer months, so the sooner you reach out the more time we’ll have to work with you.

Unauthorized Pets

We’ve recently had a run of tenants who were found with pets that were not on the lease and were penalized for not adding them as the lease requires.  We’re not looking to penalize and fine anyone, and prefer that you contact us if you are considering adding a pet to your home so we can go through the process with you the right way instead of having to issue a lease violation and require removal of the pet from the home if it is found to not be on the lease.  Please contact our office to discuss adding a pet, or if you have one that is not on the lease contact us immediately to work through the process of adding it to the lease if qualified.


Thank you for being a resident of a Stone Oak rental property! Please don't hesitate to contact our staff if we can help with anything.

Send the Staff a Message

Login to Your Tenant Portal 


Routine Maintenance Reminders

- Maintenance Requests: We still receive a lot of maintenance requests that state something vague like "washer" or "AC" without any other info about the actual issue.  We cannot act on requests like this and will require that you provide more info, so any request like this will only delay a resolution to the issue.  Make sure you provide as much info as possible in your request including pics if possible.  

- Maintenance Portal: Please make a list of any items you want to submit, and then list all issues together as one request including as much info as possible and attach photos if applicable.  We will then evaluate whether they should be split up or not.  

- Smoke and CO Alarms: As a reminder don't ever unplug and remove smoke detectors because they are beeping. Change the batteries and if that doesn't work please notify us. We find a lot of tenants unplug them and bury them in a closet or drawer instead of replacing batteries.

- A/C Filters: Make sure to check and change every month or as required by the type of filter. If any HVAC systems in your home have a reusable filter you are still required to clean them periodically, so please make sure they are kept clean.

- Toilets: "Flushable" Wipes CANNOT be flushed.  Do not put anything down the drains except water, human waste, and regular toilet paper. Food, toys, feminine products, wipes, towels, wrappers, condoms, and other objects do not break apart and go down the drain. Clogs of the plumbing system may be charged back to you, so it is best to avoid this by not putting anything down any of the drains aside from water and human waste.  

- Disposal Systems: This includes using the sink disposal as a garbage chute.  These appliances are not meant to dispose of large quantities of food and should only be used as a last resort after all food items are scraped off dishes into a compost bin or trash can.

- Drainage: Shower, bath, and sink drains can get clogged up over time with hair and other organic matter. Do not use Draino-type products as they are extremely acidic and will do more harm than good by damaging the pipes while usually failing to fix the drainage issue.  The best way to address this is to use a disposable drain snake that can be obtained from any hardware store for a couple of dollars. Please note that if we send out a vendor for this and it turns out to be this very issue you may be charged back for the cost. Here is a video on how to use those - https://www.youtube.com/watch?v=aOb4MJ6widg

Emergency Maintenance: this extension should not be called unless you have an issue involving Flood, Blood, or Fire.  Do not call the emergency line to follow up on existing work orders or submit a new request that is not an emergency.  In case of an emergency call 911 if needed and then contact us after everyone is safe.  Remember that we do not monitor emails after hours, so if you submit something considered an emergency online and do not call we may not know until the next business day.

Other Maintenance Notes:

If you'd like to inquire about, or update an existing request, submit the form at stoneoakmgmt.com/maintenance or call 512-617-6766 ext-5.

Maintenance time frames continue to be extended due to the pandemic.  Please allow at least 5 business days before requesting an update from our team unless it is an emergency.

For basic DIY tips and tricks to solve some issues quickly, visit our DIY rental property maintenance page.

Your Tenant Portal & Electronic Statements

The system will generate a statement even if you're moving out, so there is no need to contact us if you receive this and are moving. All charges, including any prorated rent, will be adjusted as needed when the deposit is processed.

If you are not using the portal app that keeps you logged in please take a look at the linked flyer for more info. This can eliminate forgotten passwords, and help with easy updates/access to maintenance requests and all other account details.

AppFolio Tenant Portal Information


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Contact Us

Stone Oak Property Management
13497 N Highway 183, Ste. 700
Austin, TX 78750

Phone: 512.617.6766
New Accounts: 512.615.7737
Toll Free: 888.892.7940
Fax: 512.994.2300

Copyright © 2022 Stone Oak Property Management. All Rights Reserved.
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